You may have sufficient passive losses to cover the gain or the overall gain on the sale might be small not to warrant a 1031 exchange.if you are doing both flips and have rentals, have a conversation with your accountant to see if you can potentially be eligible to claim real estate professional status.

I think pricing is stuck due to the quantity of paper vs the quality. 

@Collin Hays do you think occupancy will improve as the STR hype continues to wear down or has that sufficiently happened in the area? 

Hi everyone,I’m looking for some direction on next steps and would really appreciate collective guidance from this group.Here’s a snapshot of my current situation:Portfolio2 single-family homesOne is my former primary, now a rentalOne is my current primary (previously an investment property)2 three-unit multifamily propertiesEach worth approximately $1MOwned 50/50 with a partnerRecently refinanced at 75% LTV, 7.1% rate, 3-2-1 prepaymentEach cash flows about $800/monthFormer Primary (Rental)Rent: $6,200/monthMortgage: ~$7,400/month (FHA loan at 6.625%)Value: ~$1.1MNegative cash flow of ~$1,200/monthI did a cash-out refi ~2 years ago (pulled ~$200k to fund multifamily investments), which raised the rate from ~3% to 6.625%I’m unsure whether I’ll realistically be able to:Refinance into a better rate or out of FHA in the future, orIf selling once the tenant leaves is the more prudent option to stop subsidizing the propertyCurrent PrimaryPreviously held in an LLC as an investmentHigh interest rate (~11%)Now in the process of a rate-and-term refinance after moving it into my personal nameTargeting ~75% LTV (value ~$1.5–1.6M)Considering adding a HELOC post-refi to create liquidity for future investmentsIncome & GoalsCombined W-2 income: ~$310kGoal: scale cash flow aggressively enough to eliminate the need for W-2 employmentPortfolio cash flow is modest on a consolidated basisAppreciation has been strong, and I’ve used cash-out refis to continue acquiring and stabilizing assetsChallengeWhile multifamily and BRRR strategies have worked for equity growth, the timeline (8–12 months per deal) and resulting cash flow haven’t been sufficient to replace active income quickly.

Do you or your contractors have sufficient insurance to cover damages to resident property caused by the work?

Jut received this response  while applying for lead Clearance rebates in the City of Cleveland.To ensure there are sufficient funds to process applications in the pipeline, we will accept applications until February 3.

Quality over quantity.

If so, that is sufficient to end the lease (which doesn't exist) and take possession.

I have had clients in Killeen go in with 0 down and it will cash flow when they leave ( not common) But if you could do 5% and have 3 months reserves I think that would be sufficient.

If so disclosure would likely be sufficient.