Here’s a professional perspective on your options, considering both strategy and risk:Option 1 – Rent your primary home (house hack your existing property):Pros:Generates immediate cash flow if your rent covers your mortgage and other expenses.Keeps your home appreciating in a market that may continue to rise.Builds experience as a landlord while keeping your current neighborhood and lifestyle.Cons:You’ll need to manage tenants or hire a property manager.Risk of vacancy, damage, or difficult tenants.Your cash flow might be modest if your mortgage is high.Option 2 – Sell, downsize, and invest in multi-family or smaller homes:Pros:Frees up home equity for multiple investments.Potentially faster path to portfolio growth and cash flow.Diversifies risk by spreading investments across properties.Cons:Transaction costs (selling, buying, moving) reduce immediate capital.You lose current home appreciation.Larger learning curve managing multiple rental properties.Key Considerations:Your risk tolerance and lifestyle goals: Do you want to stay put or scale quickly?

🎉 Those seller-finance terms are solid, especially with interest-only for 10 years, which gives you plenty of breathing room to execute the value-add play.The rent spread you pointed out ($9.62 → ~$14.50) is a huge upside.

I would lose the picture of the roof and would put nice spreads/comforters on beds in the 2nd bedroom.

Containing the work to specific areas is also a good reminder, since tenants often feel the mess spreads further than it actually does.I’ve never arranged temporary off-site accommodations myself, but it sounds like a solid option when renovations really make a unit unlivable.

.• Installment sale / structured sale: Instead of a straight sale, you could consider structuring payments to spread out gains recognition, but this complicates a 1031 and needs expert guidance.• Cost segregation on new property: If you go out of state and accept Oregon’s clawback, a cost seg with bonus depreciation on the new property could generate large deductions to offset federal (and possibly Oregon-source) income, freeing up cash to pay the tax.• Charitable strategies: A charitable remainder trust (CRT) can sometimes help shelter a portion of gains, but that’s a more advanced estate/tax play.Tax angle:• The new One Big Beautiful Bill (OBBA) in 2025 tightened tracking and reporting of state-source gains, so Oregon’s enforcement is stricter now.In short, if you move your exchange out of Oregon, you likely can’t avoid the $34K entirely, but you can plan around it with refinancing, cost seg, or advanced trust strategies.

Credit spreads, particularly in non-agency sectors like Jumbo and NQM, are widening as investors reassess the implications of a weakening labor market.

Middle TN fix & flip market is still showing solid spreads in a few key spots.

Maybe the "Cashflow King Dr Matt Motil" can spread his awesome wisdom from the pokey.

Since your purchase agreement is written “Buyer Name or assigns,” you have the legal right to assign that contract to another buyer before closing.A few things to keep in mind:•Assignment Fee: You sell your position in the contract for a fee (the spread between your contracted price and the new buyer’s price).

I hear they will sometimes go to 100% financing but with fine print and conditions and you need to qualify and the project needs to have a good deal spread.