Once construction moderates and the inventory glut gets absorbed we'll probably see rent growth.  2026 probably?

We were originally planning to purchase a single-family home as our primary residence, but after doing some research we’re realizing that getting into multifamily could be a smarter move toward financial independence.I’d describe myself as having a moderate risk tolerance — I like to be strategic and careful, but I’m ready to take action.

Moderators will remove your post if you mention you are an "agent" "want to connect" They try to regulate people looking to use biggerpockets to farm clients without using their paid advertisinghttps://www.biggerpockets.com/rules

Right now, I’m thinking about buying something with light-to-moderate distress and good value-add potential.

You can find properties in the $80K–150K range that need light to moderate work and still have strong ARV potential.

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The right tax planning can preserve more of your rental income, accelerate wealth building, and provide flexibility for future market shifts.Tax-Optimized Strategy:Your low-debt, high-cash-flow model is solid, but moderate leverage could speed up adding the 4 new units.With no W-2, you can likely qualify for REPS, letting depreciation offset all income (track hours carefully — OBBA tightened enforcement).Bonus depreciation is 100% in 2025, a cost seg on each build could front-load in deductions.Capitalize construction costs from your company to boost depreciable basis.Keep rentals in one LLC and your construction company as an S-Corp to reduce self-employment tax and preserve QBI deduction.Watch property tax reassessment and appeal if needed.Plan for depreciation recapture on sale; 1031 rules now have stricter timelines under OBBA.This post does not create a CPA-Client relationship.

Housing Demand & Price ProjectionsShort-term EffectsSpike in Demand: Experts advise “the time to buy is now,” as demand is expected to rise sharply amid limited inventory https://www.waff.com.Tight Inventory: Local agents report only 3–4 months of housing inventory remain at current sales rates, a lean supply that could tighten rapidly https://www.waff.com.New Construction as Relief: Homebuilding will play a key role in keeping pace with growth—new builds have already been the backbone of Huntsville’s housing ecosystem https://www.waff.com.Long-term TrendsSustained Growth in Madison County: With ongoing infrastructure investments and commuter improvements, demand will likely extend well into the future.Submarket Dynamics: Communities on Huntsville’s periphery and satellite towns may see rising interest as central inventory tightens.Upward Price Pressure: Expect moderate to strong appreciation—especially in submarkets within commuting proximity to Redstone.4.

Appreciate any advice from those who’ve been in this spot.Thanks,Cameron On moderate rent units like this expenses/vacancy typically run near 50% of rent (the 50% rule).  

My intention is not to rip someone off, I don’t know how to navigate this situation and am looking for help there.I’m looking for clarification and justification on an itemized invoice for the nearly double expense that the biohazard company is quoting me after the work was completed for a small room and a moderately small stain.