[hintklb]

is it really cash-flowing $1-2k a month after you account for repairs, taxes, fees, realtor fees, closing fees, bad tenants (which will always eventually happen) and all the time you spent managing this?

The tax advantage are really marginal since 2016.

160k$ invested in the SP500 gives you on average 16k$ a year compounding fully liquid with zero management.

Yes the place should appreciate at 3% a year historically. But even that doesn't make up for it.