Minimal HOA.Assuming that rent, 20% down payment, 50% vacancy rate, the cash flow would not be super, but one of the main reasons for my interest in real estate in the immediate present is the effect in reducing our taxable income, rather than for providing replacement income.

Realistically at this point you are wasting everyone's time hoping you can find a buyer later.

As a CPA, I have a general knowledge of tax, having passed REG (tax portion of the CPA) but want to grow that knowledge effectively in the real estate space.

As a CPA, I have a general knowledge of tax, having passed REG (tax portion of the CPA) but want to grow that knowledge effectively in the real estate space.

The reason I recommend this is that it is so easy to apply with a push of a button and you don't want to waste your time.With 150 potential applicants, your price point may be a bit low.  

It's a snowball effect. 

Typically big changes like this get some kind of grandfather clause so it only effects money decisions starting after it passes. 

My instinct is telling me I'm doing things wrong: that third party sites offer neither unique data, nor fresh data, and that I'm wasting my time browsing them.

@Tamer Almasri The one thing that I would add to what Ian said is if you're planning on buying a value-add property that needs significant sweat equity, depending on what state it is in, the FHA is less likely to be an effective lending option.

I wouldn't waste money on lawyers until you know it's serious and she will need to be evicted.