delays.Timeline benchmarks (typical cosmetic flip)Close to demo start: 48–72 hrsDemo: 3–5 daysRoughs + inspections: 5–10 daysFinishes + punch: 10–14 daysTotal on-site: 4–6 weeks (heavy rehabs longer, keep under 4 months)  3) Revenue: Sell Smart in a Slower MarketUnderwrite conservativelyARV from adjusted comps within 0.5 miles and 90 days when possible; stress-test with –3% to –7% price drift.Use days-on-market (DOM) tiers to model carry (Base / +15 days / +30 days).Renovate to the buyer, not your tasteDesign for the median buyer in your submarket.

I'd look at the material participation tests to see if you qualify for any.

However we have also turned over a couple of properties within the fund during this time, under the assumption that as long as any proceeds stay in the fund, are reinvested in qualified property within a 180 day period...and we meet the 90% asset test June and Dec, that cap gains from these 'flips' can also be parlayed with a basis step up at the end of 10 year. 

I have a particular interest in historic properties not only because I think the quality of the materials are better, but because I think the architectural charm and interest will stand the test of time and appreciate. 

Not only will the 1% fail this test, but it will also be difficult to find an investor willing to take on the risk for 1% of the project upside.

If the deal and borrower pass the sniff test, then the deal gets approved.

Make a ton of creative like 10-20 ads per campaign and test a lot.

I'm not sure if this is a good idea or not so wanting to test the idea out with some people in this group! 

If you're not in a rush - I'd recommend listing just under market value and test it out.

The key test is simple, have your rent and property value outpaced inflation over time?