Based on my experience working with real estate investor clients, opinions tend to differ but are generally consistent, mainly centered around: Knowledge/Expertise: provide proactive, year-round tax planning rather than just reactive, year-end filing.Responsiveness: answer questions promptly, reach out before deadlines, and are proactive, rather than reactive.Relatability: Most of our clients prefer working with us because we are real investors ourselves.For fellow real estate investors, what are your top criteria when choosing a new CPA or Tax Strategist?

(This governs licensed Realtors, members of MLS--independent brokers may be outside this settlement).Further, my research shows:  Per the NAR Settlement Fact Sheet (Practice Change #2):"MLSs will require all MLS participants working with a buyer to enter into a written agreement with the buyer before the buyer tours a home.

I recently reviewed a panel discussion from Phocuswright featuring senior leaders from Airbnb, Marriott, and Casago, and it offered a clear look into where short-term rentals are heading.A few themes stood out:• Airbnb is building a broader hospitality ecosystem through services, experiences, and hotels• Marriott is expanding deeper into professionally managed homes with strict operating and brand standards• Arbitrage-heavy models like Sonder were called out as fragile in changing market conditions• The industry is moving away from “any door will rent” toward fewer, higher-quality, better-operated propertiesMy takeaway from this conversation:Short-term rentals are moving away from being just alternative lodging and toward full-scale hospitality.Operators who focus on quality, systems, local expertise, and guest experience will win.Those relying on thin margins, arbitrage, or volume without standards will struggle.How we’re implementing this in our property management businessInstead of chasing door count or volume, we’re doubling down on:• Property selection over scale, only onboarding homes that can meet hospitality-level standards• Operational systems, including standardized inspections, preventive maintenance, and guest communication workflows• Local expertise, with boots-on-the-ground teams who can make real-time decisions and recommendations• Experience-driven stays, layering in services, amenities, and curated local recommendations beyond just the stay• Owner alignment, working only with owners who understand that quality and consistency drive long-term performanceThe goal isn’t to manage more properties.It’s to operate better properties.Curious how others here are approaching this shift:• Are you adjusting your model in response to where the industry is heading?

Since you are still confused on this issue I would advise to get with a RE attorney that practices in Maryland to discuss your specific situation.   

I'm doing the groundwork - learning the market, studying neighborhoods, practicing deal analysis.

You may depreciate it over time if you have that area of tax expertise.  

I’ll break it down clearly and practically, and include real, actionable info on Memphis vs Atlanta for your price range.Atlanta vs Memphis, What the Numbers SayAtlantaYou’ve already experienced what many investors run into: homes in the $100K–$200K range are hard to find with real positive cash flow.The 1% rule ($1,000+/month rent on a $100K property) is tough there because prices have risen faster than rents in many submarkets.Some areas can work, but it often requires very selective buying and renovations, and competition can be fierce.Memphis, TNHere’s where things start to look very different:Affordable prices - Solid single-family homes commonly fall in the $100K–$200K range.Rental demand - Many tenants who stay long-term (not just Section 8; workforce renters too).Better rent-to-price ratios - It’s more common to see rents that meet or exceed 1% of purchase price after rehab and proper underwriting in good submarkets.Investor ecosystem - Agents, property managers, contractors, and lenders who specialize in out-of-state portfolios.So in your budget range, Memphis can be more opportunistic if you buy right and avoid weaker pockets.Addressing Your Safety / Theft ConcernsYou’re not wrong to think about this.

Almost every avenue of an investment tells you RE is not pragmatic unless you have deep expertise. 99% of people on this board cannot do your 7 year plan, let alone your 3 or 1 year plan.

For a lot of owners, the decision isn’t ideological — it’s practical.

@Pavel Voroniuk thank you for teaching me a new concept that I am going to put into practice immediately.