However I am unable to correctly identify ‘ research this and I am having analysis paralysis.would you say to just find high cashflowing areas or should I just find an agent and trust his word.

It's hard for me to trust that an insurance agent will quote me exactly what I need.

(far too risky and too much work)Seriously though,Why not protect yourself and just lend them the money instead with a Promissory note and deed of trust? 

I think that would only apply if you were building a permanent residence.Ask around (maybe an agent you trust or a church/community group you're a part of) to see if they have recommendations.Good luck and keep us posted!

These folks don't know to research PM's because they trusted R2R's sales pitch.  

I plan to tell him I won't use him anymore after this deal because I can't trust him to have my best interest after what he has done with the other property.

A specialized attorney can (should) draft the documents for the loan (note, mortgage or deed of trust, etc).

But trust is earned and as I learn more (and remain open to pivoting to MTR and LTR), not sure in our specific case, the 30% is worth it (which is the going rate locally) and can be in the range of $30K+ per year.

LTRs offer stability, while STRs can produce higher returns, but come with more risk and management needs.STR Tax Advantage: If you materially participate (100+ hours and more than anyone else), you can qualify for the STR loophole, allowing bonus depreciation to offset W-2 income, without needing full REPS status.Use Cost Segregation: Ask your CPA about doing a cost seg study to accelerate depreciation, especially if 100% bonus depreciation returns in 2025.Backup Options: If managing real estate feels overwhelming, consider a Delaware Statutory Trust (DST) for a passive 1031 route, or an installment sale to spread the tax burden over time.Meet with your CPA and 1031 intermediary to ensure your reinvestment strategy is tax-optimized and aligns with your comfort level on risk and management.This post does not create a CPA-Client relationship.

If you're seeing low returns or high risk, it's okay to pivot.Cleveland works best for investors who:Have a local or trusted property manager in placeKnow how to vet neighborhoods block-by-blockDon’t mind older homes or working with B/C-class tenantsYour next steps:Compare Cleveland with other cash-flow marketsConsider places like Birmingham, Memphis, Albuquerque, parts of Florida or TX-still affordable, landlord-friendly, and with new builds or fully renovated inventory through turnkey providers.Decide what matters more: control or speedIf you want to get started now with less headache, look into turnkey rentals in landlord-friendly states.