The cops said it was due to a teenager climbing in through an open window and was eating donuts in the kitchen. 

Even if she eats the $4k deposit, I think she would be better off.

Once we take title in the entity known as the Exchange Accommodating Title Holder (EAT) you then have 180 days to improve the property. 

If the place is a converted single family or a section 8 lease then you would eat that cost.

Eating $4500 over 30 months to gain 2 properties with a CF of $1500 Per month That's great you have experience with tenants and evictions! 

I want to set things up correctly from both a liability protection and tax-efficiency standpoint but I’m not sure what the smartest approach is.I want to make sure I’m protected personally, while not overcomplicating things or eating up profits with unnecessary entity costs.If anyone has been through a similar situation—owning properties in more than one state—and can share what structure worked well (or what to avoid), I’d really appreciate the insights.Thanks in advance!

- What part of your workflow eats the most time (or gives you the most uncertainty)?

Everyone knows the BRRRR method - Buy, Rehab, Rent, Refinance, Repeat.It’s built on the idea that leverage lets you grow faster.That worked great when money was cheap and banks were eager.But in today’s market, the same leverage that once fueled growth can quietly eat away at returns.Here’s an alternative I’ve been studying - something I call the Reverse BRRRR.It keeps the real estate, the cash flow, and the repeatability… but removes the debt treadmill.Here’s the basic structure:Buy homes in livable condition at a discount.

I came across this article from Kellogg Insight showing how online sports betting is eating into people’s savings.

Over-improving too early can eat into your returns, especially if the extra $50k doesn’t directly boost rent or appraisal enough to justify it.