@Andrew Foster some decent advice here, but also some feedback from those who really don't have enough info to support their perspective.Many DIY investors price repairs on materials only and forget about labor as they do their own work.We're a PMC in Metro Detroit, but here's how our process would work:1) MoveOut Video & Pics used to create Scope Of Work (SOW)2) SOW broken down into Priority Categories:- Health & Safety- Government Required (municipality/S8 inspection requirements)- Property Preservation- Marketing Impact / Tenant Retention- Miscellaneous3) Bids obtained if we feel work will exceed Owner Approval Threshold4) Bid sent & discussed with owner to, "redline to their budget"5) Work begins once owner approves & funds6) Completion video/pics providedOf course, while this is going on our Marketing Dept would be doing a rental analysis & ad, and discussing with owner.

You’re getting good advice here:Conventional loans: 25% down on a non-owner multifamily is the norm, mainly because the agencies want to see you have meaningful equity at risk.DSCR loans: You’ll sometimes see 20% down, and in rare cases 15%, but the trade-off is higher rates/fees.

you're not going yo meaningfully reduce your W2 tax burden, so better that you focus your energy on increasing your income.let's hypothetically say you can find $50k/yr losses to offset W2 income. that ultimately becomes $25k/yr net savings, which isn't insignificant, but it's likely not going to be worth the effort. you'll need a fair amount of capital or effort to generate $50k/yr losses, and its better to focus ther effort/capital on somerthing that's aligned with your investment strategy anr interests. 

@Dave Foster.

Quote from @Dave Foster: @Sachin AminIt might be worth doing a 1031 exchange in reinvesting into a more favorable market, like @Arman Ahmed had mentioned.If you do go that route, you could also do what we call a consolidation exchange, where you combine multiple smaller investment properties in your sale and purchase a larger investment property in a 1031 exchange.

Quote from @Dave Foster: @Jordan Frisco, Thanks for the kind words.  

I can only imagine what you have diddled up in your mind about me - and it's probably not that I grew up in foster care, or that I was homeless, or that I built not one, two, three but four businesses from the ground up.

This is just national numbers.This slowdown reflects a meaningful shift in market dynamics: elevated mortgage rates, detached pricing expectations, and diminished buyer urgency are contributing to substantially slower cycles.For real estate professionals, builders, and investors, this could signal opportunities to recalibrate pricing strategies, marketing approaches, and sales timelines to align with evolving buyer behaviors.The best buying behavior to be apart of is the investor network.For the simple reason that they will continue to buy with no emotional escrow.They don't go by trends, just if the numbers work for today.That's what I love about seeing with Featured Agents on BiggerPockets.They get to tap into the network of BiggerPockets clients right when they are ready to buy...or looking for an agent today to help them acquire more.Here we are, it's going to be Autumn soon.

My goal is to provide value to the community, spark meaningful conversations, and serve as a resource for anyone considering real estate opportunities in the region.If you’re interested in learning more or exploring specific listings, feel free to reach out.

Almost all of my great job and investment opportunities started with an inside scoop from someone I fostered a relationship with.