We're very limited in what we can do if the bookkeeping is accurate and up-to-date.

Always ask to see the tenant’s voucher before signing or submitting the RFTA packet.The approval and inspection process can take time, and if the unit fails or the paperwork is delayed, the tenant may not be cleared to move in yet.Check the expiration date on the voucher to ensure it’s still valid.

While doing the research I have seen most of the properties have all the dates open, which doesn't bode well.

Exactly what @Mike Dymski posted - only new owners that we take on will be marketed during these times and we quickly try to get out of that date range.

It became very unsustainable, and I wasn't getting the same ROI with cold calling.A lot of the information you hear on social media is either dated or too ambiguous.

When you get the estoppel, verify the tenant/HA split, last inspection date, any pending repairs, and whether the lease auto-renews.

Just scroll to the bottom of your listing link and you can see 4 places that are quite a bit nicer for under $1500.You are offering small 900sqft with an original kitchen, only ONE bathroom that is dated and has no counter space, an interior that is a mix of finishes and colors, tile ceiling, super basic light fixtures, no garage and a totally overgrown yard - all of that screams total neglect.

She messaged me saying she is signed in, but needs me to change the "due date" to the 3rd because that is when she gets paid. 

Selling before that date would still allow you to claim the exclusion.Just keep in mind that the time it was used as a rental is considered non-qualified use, so you’ll owe tax on the depreciation taken (or that could have been taken) during the rental period.

Since you bought the property in December 2024, your components fall under the old schedule, meaning 40% bonus depreciation applies in 2025.You’re right that building structure doesn’t qualify, but items from a cost segregation study (like appliances, flooring, furniture, and landscaping) still do, just at the 40% rate.So even though your placed-in-service date is May 2025, the purchase date controls eligibility for 100%.