The challenge in today’s market is that investor buyers are hyper-focused on cap rates, and anything tenant-occupied gets treated like a pure investment play, not a retail sale.If you go the FSBO route, your best shot at protecting value is to package the deal like an investor would underwrite it.

Above that, it won't be purely a rental. 

We believe that everyone should get a second look at their taxes and work with proactive, rather than reactive CPAs who are versed in tax planning and reductions vs pure compliance. 

For loan two, you’ve already used FHA, so look at conventional for another owner‑occ (after living there per occupancy rules) or a DSCR loan for a pure rental if the rent covers the payment; pick based on cash flow and paperwork tolerance.

The numbers are a little tight for a pure rental

So from a pure tax deduction standpoint, nothing changes by simply moving the title to an LLC.Here’s what does matter for tax purposes:Your ability to use losses: Even if the property is generating a paper loss (thanks to depreciation, repairs, etc.), you're often limited to $25,000 of passive losses per year—and that phases out completely if your modified adjusted gross income (MAGI) exceeds $150,000.Real Estate Professional Status (REPS) or the STR Loophole: To use rental losses to offset W-2 or other active income, you must either:Qualify as a Real Estate Professional (750+ hours, primarily in real estate) and materially participate in the property.Or, if it's a short-term rental (average stay under 7 days), materially participate (100+ hours and more than anyone else) to convert it from passive to non-passive—even without REPS.Standard deduction vs. itemizing: You mentioned your CPA said deductions didn’t help due to the standard deduction.

The one biggest difference, to me, is oil and gas is purely cash flow. 

I'm guessing those are better for more involved rehabs vs pure cosmetics.Some PMs will simply charge you an hourly rate, and some will charge you a markup, and some will use their internal (paid) employees to do most of the work and charge you for their time.

Lately, we've been doing Pure Life Water, Kind Breakfast Bar, microwave popcorn, and a Moon Pie Mini (Moon Pies are from Chattanooga, our market). 

They are purely transactional..