I actually got caught up in the creative finance bubble of trying to lock up properties way over their value just because it had creative terms not realizing that if you were to buy a property at 120% of its value you will never be able to refi or sell without paying out of pocket.

Unless you wait for the next tech/ICO bubble, during which you could sell anything.  

If you are providing champagne or wine, would we need a license for that to do so? 

If your expert determines otherwise, then maybe you have a case that its a bubble gum/bandaid repair and treat it accordingly asking for a proper repair.

People have failed twice now with the housing bubble and the recent meteoric increase in rates because they were gambling with the rates to save a percentage point.  

To me, signing a broad exclusivity agreement kills your bubble; you're now cut off from every other agent's network.Of course, it has to be worth the agent's while to bring you a deal over someone else, so try and offer something of value like a finder's fee or, if you're flipping, the right to list the renovated house with the agent. 

Buyer beware:  Any "new" cabin built in the bubble period might well be a pile of junk.

We all have different strategies, but I am not going to invest in a tiny house that they want over half million for, and then lose money every month for the next 5 years hoping it is going to appreciate and not pop in another bubble.

To apply cost segregation to your 2024 taxes, you need to do it at any time before you file your taxes, not before the New Year's champagne toast.

Quote from @JD Martin: I can't speak to rates - I think eventually they come down out of sheer necessity - but as far as the economy we must be living in an insulated bubble up here in Northeast Tennessee; no one has bothered telling us the economy is bad.