Legal work doesn’t have to be painful, but your CPA and QI need to stay synced on how proceeds are tracked to preserve full deferral.It’s a great move if you want fewer headaches, more stable cash flow, and continued tax deferral.

Looking back on the sketchy documentation for the initial repairs I feel was scammed. $780 to repair one window?

Hey everyone,I came across some interesting data lately: according to an August 2025 report, local small-scale investors are now renovating and putting more single-family homes back on market than new builds in many markets. 

After however , lender kept requesting additional documentation, or wanting to change formats that banks or whoever would provide, combated statements on how they print them etc m, very annoying but I went out of my way to appease and just get deal done, they assured they would close , but now I’ve heard this over and over they would say oh it will be Monday , then two more days , etc, then come back with needing something different.

Back a couple of hundred years ago when I was dealing in SFR, I bought a couple tons of houses with 90% seller loan carry back at ZERO interest on the loans!  

Right now wholesalers are mainly doing:SMS TextingCold CallingDirect Mail / PostcardsThe “next level” is PPL (Pay-Per-Lead) through lead generation companies, so you’re only paying for conversations that raise their hand.Most people start by pulling lists of sellers in distress (pre-foreclosure, tax liens, probate, divorce, etc.) and then stacking those lists so you’re not just hitting one pain point but several.On top of that, a few other things are working well right now:PPC / Google Ads – motivated sellers often search “sell my house fast” before answering cold outreach.Facebook/Instagram Ads with strong local targeting.Driving for Dollars apps (batchdriven, dealmachine) paired with skip-tracing to hit niche properties others might miss.Follow-up systems – 70% of deals come from nurturing leads over time, not just first contact.What seems less effective today:Bandit signs (cities are cracking down, saturation is high).Generic postcard campaigns without a targeted or consistent follow-up strategy.Mass cold email (deliverability has dropped a lot).The real key is consistency + multi-channel.

I am now debt free, have a sizable nest egg, and am ready to take the plunge back into the real estate world.

There are some title companies that will not do back to back closings.

Hi everyone, coming back to the forum after years of inactivity.

@Roey Ochayon piggy backing off of what @Jeff Hamann said, Jax has had a rough few years but has seemed to kind of bottom out a stabilize.