I really appreciate the category list and the note on taxes/escrow.In your experience, what are the most commonly missed or misclassified expense categories you see with Middle TN rentals, especially repairs vs.

Yeah there are a few - Physician loans are pretty common (usually no PMI even with low down payment), and some credit unions have healthcare worker programs.

For a first flip, many investors find Midwest markets appealing because entry prices are lower, cosmetic rehabs pencil more cleanly, and margin for error is a bit wider when using hard money.

They're not buying turnkey; they're hunting for distressed properties.It's that "BRRRR" method (Buy, Rehab, Rent, Refinance, Repeat) that seems to be the most common path to creating value right now.

With 14 doors and plans to scale, Quicken can start to feel limiting.From the way I look at it, the main differences between platforms are how much automation you want versus how hands-on you prefer to stay with bookkeeping and reporting.Options like AppFolio, Buildium, or Rentec Direct are commonly used once things get more complex, especially for tracking performance across properties.

It’s very common to formalize such partnerships as LLCs.  

I haven't done any RE transactions but have held my license for six years.If anyone else is getting their CA broker's license, I would love to meet and greet and see if there is common ground to study together for the exam.

The common theme I’m seeing is “back to fundamentals” – more focus on DSCR, realistic exit timelines, and actually stress‑testing numbers instead of assuming everything goes right.For those borrowing or lending privately right now:How are you structuring deals so both sides feel protected (LTV, DSCR, covenants, reserves)?

Any exchange proceeds you don’t reinvest, or any reduction in debt compared to the relinquished property, can create boot unless offset elsewhere.A common approach in a two-property exchange like this is:Use exchange funds as equity across both acquisitions to fully absorb the $600kFinance where leverage improves overall portfolio flexibility, not just simplicityPaying cash for Property B can make sense if:You still deploy all exchange proceeds into replacement propertyYour relinquished debt is adequately replaced across A + BYou’re comfortable that any later refinance is clearly separated in time and intent from the exchange (to avoid IRS scrutiny)One thing I’d be careful of is sequencing.

I currently pay $1500 in rent so I believe this would be a good house hack for me.Inspection brought out common issues that would be easy fixes.