While the optimal sweet spot often starts around $200k-$500k, a $100k property can absolutely yield significant tax savings if a good portion (20%+) of the basis can be reclassified to shorter depreciation schedules (5-, 7-, 15-year), especially with bonus depreciation.

Working through underwriting on a stabilized small multifamily portfolio in the Des Moines / Ames, IA market, and pressure-testing different capital stack and refinance paths.Deal context:Asset: 29-unit multifamily portfolioSubmarket: Student housing near ISUOccupancy: 100% in-place2024 NOI: ~$239K (actual)Status: Off-market, pre-LOICapital structure being evaluated:Conventional bank debt at acquisition (conservative leverage)Equity structured cleanly (no complex JV or promote layers)In-place cash flow maintained during holdRefinance window: 12–36 months to simplify the stack and optimize long-term debtThe goal is to avoid high-cost short-term capital on an already stabilized asset, while keeping DSCR strong and flexibility high for the refi.Curious how others in this group are seeing:Conventional vs. bridge execution on stabilized MF todayRefi seasoning requirements lenders are actually enforcingStructures that preserve cash flow while remaining refi-friendlyOpen to comparing notes with anyone actively lending on or structuring similar deals in the Midwest.Best,Eduardo Cambil

For now, since you’re house hacking, just make sure you’re tracking rental income and expenses for the rented portion, including mortgage interest, taxes, insurance, and utilities.Following this approach will give you time to build cash, understand rehab costs, structure financing properly, and keep your taxes optimized.

Avoid over-improving, instead optimize for strategy, not emotion.

That makes sense — a tight radius usually helps with execution and local intel, especially on steps deals.One thing I’ve seen work well in that setup is defining two buy boxes within the same radius:• one optimized for speed/auction certainty, and• a secondary box (MLS or light value-add) that still pencils but gives you flexibility if timing or seasoning slows things down.Keeps capital moving without forcing a deal just to deploy it.

No matter how many times I eat at Applebee's, I still gotta pay menu prices.

Nothing kept tax optimization front and center.As a software developer, I made the classic mistake: "I'll just build my own."

I've sold a ton of properties this year in short north, near children's hospital, osu wexner, and near easton mall, that are all great locations and optimal for short-term aibnb/vrbo. 

I would also consider as much internal optimization as possible: credit, business structuring, partnerships/JV's, raising money, risk reduction, etc. 

I’m early in my real estate investing journey and trying to approach it with cautious optimism.