Here's how it breaks down, including the tax impact:Real Property (39-year assets): This includes the building itself and qualifies for full deferral under a 1031 exchange.

We’d strongly prefer to exit with at least a break-even outcome, or pivot to a hold strategy that preserves the capital and gives us another shot at resale in 2026 when market conditions might improve.Property OverviewAddress: 2326 Mark Trail, Decatur, GA 30032Purchase Price: $198,000 (Sept 2024)Financing: $248,900 Hard Money Loan (HML) — extended until Sept 23, 2025Monthly Holding Costs: $2,800All-in Costs (w/ agent fees, holding, rehab, staging, overages): $354,174Originally a 3 bed / 1 bath with a bonus room.

Under federal guidelines, specifically HUD Form 52641—the Housing Assistance Payments Contract—landlords have the right to collect late penalties from the public housing authority (PHA) if the initial HAP is not paid within a timely manner.Let’s break it down: once a Request for Tenancy Approval (RFTA/RTA) has been submitted, the unit has passed inspection, and the contract is executed, then the tenancy officially begins.

This isn't the sole factor but it certainly helps mitigate the risk for someone looking to break into the business.

If you’re jumping straight into a high-down LTR with break-even margins… you’re locking yourself in too early.

That’s fine — but it doesn’t change the math.We always run both approaches — using our spreadsheet to estimate every cost — and they lead to the same place: if you want to earn 12% to 15% of the ARV, you’ll end up paying about 75% of the ARV minus rehab.Fair warning: once you exceed 86% of the ARV minus rehab, you’ll likely break even — if you’re lucky.

However, if it helps with tracking and managing on the backend, you can break it out separately in your books by using separate accounts for state and county portions.

That kind of strategic guidance can make or break the guest experience and your bottom line.I believe a well-designed STR isn’t about buying pretty furniture, it’s about creating an experience that drives bookings and 5-star reviews.

Small Investors Are Stepping Up—and Buying BigIn 2024, small investors (those with fewer than 10 properties) purchased nearly 362,000 homes—accounting for a record-breaking 59.2% of all investor buys.

It’s about the 1-2 serious ones who were already looking, found her site, and trusted what they saw.That’s what gets missed when agents rely only on social or referrals without anchoring their personal brand online.Always happy to break it down further if you’re curious.