You cannot “decide after” and fix it.Also, if the basis was stepped up, she might not “need” a 1031 to avoid a big gain, but a 1031 can still help if:The property has appreciated meaningfully since date of deathShe has taken depreciation after inheriting it and wants to defer depreciation recaptureShe simply wants to keep rolling into other investment property without recognizing current gain4) Quick action steps I would takeHave an estate attorney or CPA confirm whether it was community or separate under Texas rules (facts matter).Get a solid date of death value (an appraisal is best).Confirm who will be the seller at closing (estate vs widow) because that controls who can do the exchange.If she is exchanging, get the QI lined up early and make sure the contract language and closing flow support a 1031.If you tell me whether he bought it before marriage or during marriage, and whether there was a will or it is going through probate, I can point to the most likely path and the common pitfalls.

Hi @Jeanette Land Strong job growth, universities, healthcare, and steady population demand support consistent year-round occupancy, while short-term rentals tend to face tighter regulations and more seasonality.

With BRRR deals, a lot hinges on what the after-repair value is truly supported by nearby sold comps.

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Cleveland is a great market to start building a buy-and-hold portfolio, especially with your price range of $100K–$150K where you can still find properties that cash flow well and hit the 1% rule.

You can find value-add properties in the $120k–$180k range that hit the 1% rule after rehab, cash flow well, and still have strong appreciation upside.

For underwriting always use the conservative of any range.4200 * 0.5 (50% expense/vacancy rule) - $4200 (P&i: 75% LTV, 30 year, cash out refi) = negative $2.1k/month Are you prepared to supplement this brrrr $2.1k/month?

The gap between theoretical density and what staff or council will actually support is where timelines and returns quietly get rewritten.I also like your point about contract sequencing  once money goes hard before entitlement risk is truly understood, leverage shifts fast and optionality disappears.

You cannot simply reject an appraisal because you disagree with it, but you can challenge it if there are factual issues or weak support.

Depending on layout and local rules, some owners explore:renting a room or portion of the homeadding an ADU if zoning allowsshort-term or mid-term rental strategies (if permitted)The goal is to have the property help carry itself rather than relying only on outside income.3.