A few things that helped me early on were books like Long-Distance Real Estate Investing and The Millionaire Real Estate Investor, which gave a good balance of strategy and real-world examples.

I did want to have her fill out a balance sheet, see the in and outflows. 

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

This success showcases the potential for partners to achieve major wins without lengthy projects.

There are clear winners in types of photos that should be included in your listing, along with examples of listings I believe achieve this.

Be careful with pre- or post-exchange cash-outs, related-party loans, or refinancing timed too close to the exchange.7) Practical deal points.Lender & consents: TIC conversions almost always require lender approval; fractional ownership can trigger tighter reserves and covenants.Governance: Use TIC and property management agreements that avoid centralized, partnership-like control and keep voting rights balanced with true co-tenancy.Securities overlay: Syndicating TIC or DST interests can implicate securities rules—coordinate with counsel early.UPREIT vs. 1031: Rolling into an UPREIT via §721 units is a different deferral path with its own pros/cons.Common pathways that work:All-in exchange: The LP/LLC sells and that same entity acquires the replacement; cleanest when everyone’s aligned.Pre-sale TIC carve-out: Those who want autonomy receive deeded TIC/SMLLC interests well before closing, then 1031 independently; the rest exchange inside the entity.DST replacement: The entity or the separated TIC owners exchange into one or more DSTs for diversification and smoother financing.If you share a few specifics—entity type, state, lender requirements, member goals, leverage, and target closing date—we can map a timeline (including any seasoning), model the boot/debt requirements, and choose between same-entity exchange, pre-sale TIC carve-out, or DSTs with confidence.Jason — appreciate the CPA perspective and I agree on the basics.

The ability to run reports, P&L, balance sheet.

.🏗️ Investor AngleIf you’re actively investing or managing rentals in Johnson County, KS:Cash flow is still achievable, but you have to buy right and manage tight.Avoid relying on aggressive rent projections—flat to modest growth is a safer assumption for 2026.Don't underestimate the impact of quality schools and proximity to tech/business parks in OP and Leawood.Happy to share more detailed submarket info or KPIs if you’re evaluating deals in the area.

I am a little further in the game let me know if you want to set up some sort of accountability to help achieve our goals together. 

I have all my clients on QBO to track with different Classes for each property and use the Statements to confirm balances, which is usually copying prior month transactions and adjusting them if needed, then having the bank accounts sync in other transactions too.