You have maybe 60 seconds from the first phone call, and you probably are not the only agent who called, so practicing your scripts daily and role-playing conversations could be very helpful along the way.

.--- Also see if city water dept can supply daily useage reports.

After a few phone interviews, plan a market visit to meet them in person.

Use tools like AirDNA or Mashvisor to see real occupancy and average daily rates in your target zip code.Talk to local STR property managers.

Pick one lane for your first win and keep it simple: target a light value‑add rental in DFW that meets your buy box, run a quick noise‑to‑numbers scan on each lead (rent, ARV, rehab, exit), and make offers daily with clear contingencies.

We are much more likely to cause a "nuclear verdict" in our daily driver than an investment property (especially an actively managed property). 

I had the exact same experience and am still calling daily to get a refund...even just a timely response. 

Unless your plan is to live there and rent out rooms?

., daily cleaning), in December 2024 and placed it in service in May 2025.I've encountered conflicting information about the OBBBA’s cutoff date for 100% bonus depreciation:Some sources suggest the property must be both acquired and placed in service after January 19, 2025, making it ineligible due to the December 2024 purchase (and thus limited to 40% for early 2025).Others indicate that the placed-in-service date (May 2025) determines eligibility for the 100% rate, regardless of the acquisition date.I understand the structure (likely 39 years as nonresidential real property) is ineligible, but components like furniture and landscaping (5-15 years) may qualify with a cost segregation study.

Use your engineer brain to set a simple buy box and run a daily “noise‑to‑numbers” scan: target stable, landlord‑friendly metros outside CA, verify rents and ARV with an investor‑friendly agent and PM, and make one offer a week with inspection and financing outs.