The key here is structure and transparency — not just handshakes.Creative financing: Seller financing, subject-to, lease options — these aren’t magic tricks, but they can lower the barrier to entry if you’re willing to learn and move smart.Value-add positioning: Sometimes the best play isn’t buying “cheap” — it’s buying a property you can reposition (mid-term rentals, co-living, senior/veteran housing models, etc.) with minimal upfront cost.Investing in knowledge + networks: I’ve seen people turn small amounts of capital into real opportunities just by learning how to structure deals and finding the right people to partner with.What I wouldn’t do: stretch thin chasing shiny objects or over-leveraging on a deal just to “get in.”

For most people, it’s cleaner to use the $500K exclusion, pay tax on the rest, and then look at reinvesting into rentals or other assets that generate new depreciation.Pros of using a DST for your situation:- Potential to defer 100% of the gain above $500K- Diversify into passive investments through the trust- Create a structured income stream- May allow estate planning advantages if structured properlyCons:- You lose direct control of the funds- Ongoing trustee and legal fees ($10K to $15K setup plus annual 1 to 1.5% management)- IRS scrutiny risk, DSTs aren’t directly defined in the Code; they rely on private letter rulings and case law- Complexity: You must close through a third-party trustee before receiving funds- Hard to partially use DST and retain liquidity, usually an all-or-some approach....This post does not create a CPA-client relationship.

I always go over the report with buyers so they aren't spooked by things.

Reminder calls and discussions aren't helping.  

.$6k is nothing and wouldn't even cover the closing costs. your 401k and stocks aren't usable unless you cash them out. 

LLC's aren't always the cheapest, for example, in Boston it costs $500 to start one and annual reports cost $500 but I think it's well worth it to protect your assets in the Business.

There aren’t really one-size-fits-all templates because every situation has unique details, especially when you’re mixing in a profit share from future STR income, so this is one of those times where it’s worth talking to a real estate attorney to get it structured correctly.

SA is rich in REO properties that aren't super difficult to obtain.

Reg. 1.469-4 (which is different from the 1.469-9(g) grouping election that is used for rentals that aren't STRs). 

I've done cost segs on STRs for the loophole but I'd like to get into some more properties that aren't STRs and use bonus depreciation to offset my insurance business.