Also I do realize I would lose the tax benefits and also the tenant paying down the mortgage monthly etc, if I sell.I have an unused HELCO on the property for $150k, and dont want to refinance.

Inflation adjusted you should be worth $1.5 to $2mm by your early 40’s.  

Your taxable gain would be the sale price ($250K) minus your adjusted basis (purchase price $200K + $10K improvements = $210K), so $40K is correct.

Quote from @Andy Gonzales: Hello Everyone,Reports suggest 2025 could be the worst year for U.S. home sales in history, with buyer activity dropping significantly.For those actively investing in real estate — how are you adjusting your strategy in this unusual market?

Use short, benefit-focused lines and highlight unique features (“Close to downtown,” “Perfect for families,” etc.).3️⃣ No emotional connection – Most hosts sell features (beds, Wi-Fi, TV).

If you’re worried about 401(k) money dropping overnight due to stock market swings, it’s worth looking at what your funds are invested in and seeing if you can make adjustments to reduce risk or diversify.You’re right that the current real estate market, it is tighter, so it’s smart to be cautious.

Having a JV partner is great but each borrower needs compesating benefits if one has a lower credit score it can hurt unless the lender allows higher Fico of borrower who makes the most money. 

Learning more about the depreciation + tax benefits is now on my list.

I bought a flip this week.However, my listings are sitting longer and offers are coming in lower — so I’ve adjusted my underwriting to compensate.

Beyond tax benefits, you’re also building equity and cash flow.