Meanwhile, consumer sentiment took a sharp hit, with the University of Michigan's October index falling to a record low of 51, signaling heightened risk aversion.

@Duke Davis  The three low rates were:4.25% fixed for 10 years then variable for the back 20 years (twice id that deal this year)4.75% fixed for 30 yearsAll 3 deals were arranged through a new home builder. 

When properly trained.Is it a "landmine" Yes, for people who don't follow the lawIt has low entry costs *generally* but you have to know what to spend that money on and what not to spend the money on.

I buy several $10 or less items and sometimes get free same day delivery.Also, setup a Lowes Pro account and any order over $2k submit to an online automatic quote and many items you can get over 20% off (not lumber/trex as it is capped at 10%).

and... i suspect that the cash on cash return on a brand new 400K duplex is probably going to be pretty darn low. 

Residential very likely does not include busineses except for home based, low/no-impact businesses.

It matched the criteria for a low-risk, fast-turn opportunity where profit comes from timing and market positioning rather than renovations.How did you find this deal and how did you negotiate it?

We have borrowed private money to BRRRR single families but the way I got into real estate investing was by househacking with low down payments and I highly recommend that.

We have a clear case of stagflating real estate market in Milwaukee: low volume, higher prices.

Depending on your other income, short-term vs. long-term strategies can have very different tax implications, and many people get into real estate investing precisely because of how it interacts with their overall financial picture.Since you guys are planning flips now and rentals later, the tax setup matters more than most people realize.For flips, the IRS treats everything as active income, not capital gains, so once you’re doing more than a deal or two a year, you’ll want an S Corp (or LLC taxed as one) to avoid paying more self-employment tax than you need to.