I finally dug into my own research and found a service that effectively solved the problem.

Pros: Efficient and cost effective for out of state investing.

.✅ Benefits:No need to bring in cash for the down paymentSeller gets long-term returns and capital gains tax advantagesBuyer acquires a cash-flowing asset with minimal out-of-pocket investmentWorks for SFR, multifamily, land, and even self-storageThis method is especially effective when there's strong equity and a motivated seller willing to be flexible.

Quote from @Ying Tang: Posting on behalf of my cousin (married couple): Household income: ~$1M/year, combination of W-2 income and stock market gainsWife qualifies as Real Estate Professional (REP)In 2024, they purchased one rental property:Purchase price ~$500k25% down30-year mortgage No other real estate acquisitions that year  Given their income level, what are the most effective strategies to legally reduce tax liability going forward? 

The New Year naturally invites evaluation, and for rental property owners, that often means taking a closer look at how effectively their properties were managed and how much personal time was spent keeping everything running smoothly.Was Your Time Spent Wisely This Past Year?

I don't know how much you frontloaded your whole life policy in this post but your monies can be used in more effective manners usually.

.- I look at the first year css savings as a means to increase effective LTV.  

Do either of you have tips on how exactly one should track time i.e. what apps/services/methods you find effective? 

What was replaced, who installed it, what warranty applies, and whether that warranty is actually usable when something fails again.Early on, warranties were effectively useless because:Paperwork lived in emails or invoices that no one could findVendors changed, disappeared, or denied responsibilityPMs or VAs didn’t know what had been installed three years agoNow, everything is standardized:Approved materials list by asset classPreferred vendors tied to specific scopesWarranty info logged at install, not at failurePhotos, serial numbers, and install dates stored centrallyThe key insight is this: warranties only matter if your system can surface them at the moment of failure.

No pets is also probably hurting you.Otherwise, lower price 5% every 3-4 weeks until activity picks up.FYI - Nov-Feb is worst time of year for real estate due to Holiday Effect.