"Close to 85,000 U.S. sellers took their homes off the market in September, up 28% from September 2024 and the highest level for that month in eight years," and the Senior Economist was quoted in saying,  “When tens of thousands of homeowners pull their homes off the market rather than accept a low offer, it effectively reduces the supply of homes that are actually available for buyers.

Would love to hear more about:-How you navigate IL licensing/zoning for smaller homes-Your staffing model + care levels (memory care?)

It’s free, handles rent collection, expense tracking, and gives you clean property-level financials for taxes.

My occupancy level for the year of available dates (meaning not including down time for repairs/maintenance/other unavailable dates) is 43%.

I'm a novice (like "I don't know what questions I need to ask" level novice).

Bruce I think it depends on what level your at and price points.. with high price properties 3% list side can be 20 to 50k and its nice having that in your pocket to further negotiations I am used it to my benefit for decades now and I have not sold retail RE in probably 20 years .

Excel definitely gets stretched thin once you’re dealing with multiple payout streams plus quarterly/annual filings.I don’t run STRs at that scale, but for my long-term rentals I’ve been using Baselane’s platform to keep the finances cleaner — rent collection, expense tracking, and property-level bookkeeping all stay organized without me building out custom spreadsheets.

In most cases, the property manager ends up being the one truly running day-to-day operations, which makes it hard for the IRS to see you as “materially participating.”To meet REP requirements, two things have to happen:-You (or your wife) need to spend more than 750 hours a year on real estate activities, and-Those hours have to make up more than half of total working time for the year.The challenge is proving that level of involvement when a property manager is already handling leasing, maintenance, and tenant issues.

—Dan Sehy - Gold Crest Holding Thanks, Dan — excellent adds.Sensitivity analysis and institutional OpEx benchmarks are exactly the kind of details that separate surface-level prep from true lender readiness.

Sounds like you’ve already built a solid foundation and now you’re just looking to take it to the next level with more strategy and structure.