A few quick recommendations:Confirm it qualifies as residential rental (27.5-year) and watch for any personal use issues.Be conservative on interior components (cabinets, sinks, related plumbing/electrical can get scrutiny).Lean into the amenities — hot tubs, saunas, exterior lighting, concrete pads, landscaping often drive solid 5- and 15-year allocations.Make sure renovation costs are well documented — invoice detail makes a big difference.Double-check placed-in-service date and bonus eligibility.Sampling doesn’t apply unless you’re dealing with a portfolio.When structured properly, STRs can sometimes outperform traditional long-term rentals due to amenities and upgrades — just don’t get overly aggressive on structural components.Hope that helps 👍

I work with investors focusing on Memphis multifamily and would be happy to help you get a better understanding of which neighborhoods align with your goals and connect you with the right local resources so you can move forward confidently.

Expectation drift is real, especially when pricing or rents are still anchored to last year instead of today’s debt and exit reality.From my side, the deals that move are the ones where everyone’s aligned early on assumptions and downside, not just the upside.

This aligns with my initial leaning.

More often than people think, and in my experience it’s usually not “financing speed” in isolation, it’s financing readiness.Most deals that die from timing issues fail because one of these wasn’t locked in before the offer went hard:Borrower docs not clean or consistentEntity structure changing mid-dealAppraisal expectations not aligned with the lender’s methodologyExit strategy not clearly underwritten (refi vs sale vs hold)When we’re moving fast, the capital stack is already decided before the contract is signed.

Since A is closing first, you’ll want to make sure the QI and lenders are aligned so funds are allocated intentionally and you don’t accidentally strand exchange cash or create boot just because of timing.At this stage, the most important conversations are actually with:Your QI, to map proceeds and timing cleanlyYour CPA, to confirm debt replacement and boot exposure under your exact numbersStructurally, there’s no single “right” answer here but there are a few wrong ones if timing or debt replacement is mishandled.

If ongoing time commitment truly needs to stay minimal, private lending or structured partnerships may align better than direct acquisitions — but only if you’re extremely disciplined about operator vetting and downside scenarios. 

When those three align, the market can work anywhere.To explore efficiently, tools like AirDNA, Rabbu, and Mashvisor can give you a quick snapshot of occupancy, nightly rates, seasonality, and revenue ranges.

I’d take 12 months at a fair rent over 10 months at a “premium” rent any day.For us, we treat winter turns the same way we treat Section 8 inspections, remove friction, remove delay, remove ego.Price it to fill, not to impress.A few things we do that align with your points:• We comp within the last 7 days only, not “what Zillow says.”• If we don’t get solid traction in 48–72 hours, we adjust immediately.

Given the loss of the job, I’ve been working on ideas to take this time to at least align myself within the real estate realm.