Hey BP community,I’m at a crossroads with one of my rentals and would love some feedback from folks who’ve faced a similar situation.Property Snapshot:Location: Norfolk, VAFinancing: VA loan @ 2.75% (assumable)Current Value: ~$405KLoan Balance: ~$229K now; ~$225K by April 2026Monthly PITI: $1,548~$500/month net cash flow after expensesNo major repair issuesNo capital gains taxes if sold (meets exemption)Home warranty in place for 4 more years (transferable)My Situation:I’ve owned this since 2017.

Once you grow, you can establish an LLC for liability protection (note: it doesn’t provide additional tax benefits unless you elect S-corp treatment, which doesn’t usually apply to rental property).Other Considerations:Homestead & State Tax: When you move to Colorado Springs, check whether you qualify for homestead exemptions on your personal residence.CPA Planning: An investor-friendly CPA can run proactive forecasts to show how rental losses, depreciation, and bonus depreciation may apply to your situation in future years.

Since the annual gift exclusion is $18,000 per recipient in 2024, any value given beyond that amount requires filing Form 709 (Gift Tax Return)—though actual gift tax is unlikely due to the lifetime gift exemption (~$13.6M in 2024).So yes, the brother giving up the more valuable share would likely need to file Form 709, even if no tax is due.This post does not create a CPA-Client relationship.

If you can garnish, Florida allows you to take up to 25% of disposable income unless the debtor qualifies for certain exemptions.

As a GENERAL rule (as in MOSTLY, NOT ALWAYS) offerings that don’t require accredited status are offered under Regulation Crowdfunding or the general exemption for private placements, or a full registered offering, and offer deals of lower quality with higher fees than Reg D deals.  

The Taxable Value is uncapped and equated to the SEV upon a sale or other transfer of property ownership, with limited exceptions.Homestead versus Non-Homestead Millage RatesCounties & cities in Michigan are allowed to set their own millage rates, with one restriction – a primary residence (Homestead) is exempt from up to 18 mills of school taxes on their Homestead property.

The way I see it, the positives are that the municipality takes the burden of finding the tenant, rental agreement with the municipality is for are for at least five years (this might be a negative for some) and you'll be exempt from both property and capital gains taxes.

There would be no "transfer fees" other than the recording of a personal representative's deed which is exempt from transfer/recordation taxes plus perhaps paying a probate attorney for assistance.

Also, relocation fees added to this mess when trying to negotiate price- terms - tenant responsibility (don't worry fees still exist for most investors).But now… SB 586 is in.Starting this September 2025, landlords can terminate a tenancy with just 60 days’ notice if:The buyer is purchasing for owner-occupancy, andThe landlord provides 1 month’s rent as relocation assistance (unless you own 4 or fewer rentals statewide—then you’re exempt from paying it).It might sound like a small tweak, but this 30-day shift actually aligns perfectly with most lender guidelines for move-in, which could make your property far more appealing to the average retail buyer—not just the 1031 crowd or cash-heavy investors.You’re not stuck waiting 90 days for possession anymore.

BRRRR value add, $250k exemption, BAH military, 1031, expense writeoff,5.