Unfortunately, your recent actions appear to contradict those standards.In light of this, I am preparing to take the following steps:Filing a Formal Complaint with the Ohio Division of Real Estate and Professional Licensing outlining the details of your conduct.Submitting an Ethics Complaint with the Akron Cleveland Association of REALTORS® (ACAR) should you be a member, to address the breach of ethical standards.Should this behavior persist or escalate, I will also explore legal options to ensure this matter is handled appropriately.I would prefer to resolve this matter amicably.

This is a very subjective question and has to be taken on a case-by-case basis.

The current price range is $200,000 to $425,000, but subject to change with inflation. 

Making an offer of $250k with 3-day offer, subject to zoning and driveway access. 

If your subject (0.5 acres) looks more like the lower end of the lot sizes, value it against those.Only give premium value to land if the market clearly rewards it (rural, equestrian, estate-style, or where people actually shop by acreage).If all comps are bigger (0.75–1.25 acres), we mentally adjust down a bit, not a percentage, just enough to keep our ARV conservative.

That means a portion of the gain could be excluded.However, any depreciation you’ve claimed since converting it to a rental (March 2023 to March 2026) will be subject to depreciation recapture when you sell.

With a DSCR, we're only cash flowing the subject property...and you keep it in the LLC's name.

My budget is around $400K, and I’m looking for subject-to's or seller finance since I likely won’t qualify for traditional financing.I’m looking for a single-family property, am also open to multifamily, and my plan would be to rent out a room or buy somewhere with the potential to add an ADU/casita.

For those who have scaled using CFDs or subject-to deals:Are you partnering with others to grow faster?

Even if you create a non-CA LLC, if you are managing the business from California, you may be deemed to be "doing business" in California and therefore maybe subject to CA taxes.