Therefore cap rate has no meaningful purpose in single family. 

This can meaningfully reduce taxable gain.Time the sale with income: If you can close in a lower-income year (retirement, gap year, lower earnings), you may qualify for a lower capital gains rate.Leverage charitable giving: Gifting highly appreciated securities (if you also hold investments) can offset taxable gains from the home sale.Marital planning: If one spouse passes before the sale, the surviving spouse often receives a step-up in basis to fair market value, potentially wiping out much of the gain.Beyond the $500K exclusion, the main levers are maximizing your cost basis and carefully timing the sale.

I have no clue on the truck but wanted to encourage you.

my point is cash for keys encourages more cash for keys and ends up costing LLs more in the long run. 

(If you can't get in the door on your own merit... maybe you shouldn’t be doing this.)Encouraging students to utilize his private Facebook group members to post fraudulent reviews for other students websites in order to boost their search results and by doing so intentionally misleading sellers as to the students knowledge, skills and ability to closeInstructing investors to deliberately target and befriend nursing and assisted living home staff in order to gain their complicity in preying upon patients and residents. ....

Many of the folks on our handyman crew live in sober living and they've encouraged me to pursue it.

If a roll-up might be in the cards, hold for a meaningful period and get bespoke tax guidance on timing before you move.Finally, if you like the passive route and don’t need the extra control a TIC offers, compare a Delaware Statutory Trust.

i don't know a lot about you, but i encourage new investors not to buy something just to "do a deal," but to be patient and potentially spend a significant amount of time looking. 

As someone early in my investing/wholesaling journey, it’s encouraging to see how time and consistency pay off.

@Eric Gerakos Thanks for sharing your perspective — that’s a great track record, and it’s encouraging to hear how focusing on better quality properties has worked out over the long term.