Having that low entry price point, a fantastic interest rate, and growth in value shows that, even with the unexpected, your investment was solid on the basics.

Caution: When you can use the depreciation deduction depends basically on how you handle the Section 469 passive loss limitation stuff. 

I paid those.Despite that, I’m now being told I still owe ~$2,100 additional, but PPMG has not provided vendor invoices or receipts — only internal accounting summaries with dollar amounts and brief descriptions.Some specific issues I’m struggling with:I never receive actual third-party invoices — only line items like “plumbing,” “yard,” “cosmetic,” etc.Locks were rekeyed three separate times against a single rekey estimate.Yard “quick cuts” continued repeatedly even after the full move-out landscape cleanup was already charged.Plumbing work was added even though there was no standalone plumbing budget in the original estimate.Cosmetic repairs exceeded the quoted cosmetic budget, including countertop/backsplash work that was never in the estimate.Utilities exceeded the estimate by several hundred dollars while the property sat vacant.Multiple cleanings extended into January 2026.A December email cited an additional $1,276 supposedly required for City of Mesquite inspection compliance — again with no inspection report or invoices.Recent accounting shows what appear to be duplicated or fragmented charges across categories.Even after paying the original estimates, I’m now being asked for more money without basic documentation.

Use this period to build “investor muscle”:Network locally: Northern NJ & Northeast PA have active REIA and Mastermind groups where you can learn creative strategies (seller finance, JV, partnerships, DSCR lending, etc.).Educate tactically: Move from general podcasts to deal-focused learning — cash flow calculators, DSCR loan basics, and rent comps.Understand investor financing: Once you’re ready, your pension-backed W2 and equity could make you an excellent DSCR or bridge loan candidate with the right structure.⚙️ 5.

When you push the down payment to 40–50%, you’re basically forcing the deal to work by shrinking the debt.

I bought my first duplex and fixed up a few basic QoL items and after I moved out I created an LLC and S Corp then hired a part time handyman to be my property manager since I was busy at work and not very handy. 

New leases: Basic Plan - 50% one-month of rent.Property put on our website, Zillow family and Go Section8Premium Plan - 10% one-month of rent.Property put on all of the above, total of 37 websites (some manual entry) and MLSRenewals: $200 flat fee

My suggestion would be 2 basic things. 

Sometimes a duplex that needs paint and flooring gets overlooked by other buyers, but the numbers work if you can handle basic rehab.

We used a basic format, but each sheet was highly customized for each property.Already know based on your market/criteria?