You would have something in common with the attendees.  

I put together a 2026-focused tax strategy guide geared toward military investors (PCS, out-of-state ownership, high W-2 income, limited time).It covers:Buy-and-hold: depreciation + common deduction categoriesSTRs: the average-stay threshold + material participation concept (high-level)Flipping: why it’s often treated as active business incomeMultifamily: why cost segregation can matter more at scale1031: 45/180-day fundamentals + QI requirementQuestions for the group:For STR operators, what’s your system for tracking material participation hours without making life miserable?

You’re asking the right questions, and this is a very common fork in the road I see as both a CA Realtor and investor.A few thoughts from someone who has been on both sides of this decision:The low rate you have is an asset, not just the house.Selling a 2020 rate is emotionally and financially hard for a reason.

There's so much culture and variation between the neighborhoods that each is like its own area. 2 families are common, and the occasional 3-4 unit as well.

Quote from @David Peschio: I recommend you call and interview many property management companies in the area.From my perspective, a successful relationship hinges on aligned views regarding property management strategies and common goals.

Properties in the $80K–$125K range are very common here, both SFRs and small multis, so it really comes down to what makes you feel most confident about pulling the trigger.If Memphis ever makes your shortlist, I’d be glad to share what’s working here and walk through examples of both options.

If it still works with a haircut, you’re probably on solid footing.This tension between income upside and conservative valuation is pretty common on small MF value-add deals, so you’re not off base at all. 

Homes are taking longer to sell compared with last year, and price reductions remain common when listings start above market expectations.

Thanks, I’d be open to that.I’m not looking for turnkey or anything immediate — I’m trying to understand Milwaukee at a neighborhood level first so I don’t force a bad deal.If you’re open to it, I’d love to discuss : neighborhoods you personally like for small multifamily• areas you actively avoid• common issues you see new out-of-state investors underestimateThat would be really helpful. 

:) .Are there any strategies new investors commonly use to balance personal home upgrades with starting a rental portfolio?