From a tax perspective, the IRS typically allows pre-rental work (like the hours you spent getting the property ready) to count toward material participation if it’s directly related to getting the property ready for rent.

Flips still move fast, but rising material costs and longer timelines are squeezing margins.Some investors are layering alternative funding (bridge + rehab draws) so the money arrives as the job progresses.Would love to hear your go-to funding structure when costs creep up.

It can go anywhere from $150 to $350 per SF just on the glass and metal.

Almost material costs honestly.

Outdoor furniture is another one we replace at least once a year because of weather exposure.Over time, we’ve learned that choosing durable, easy-to-clean materials (like performance fabrics and metal frames) makes a big difference, it saves both time and money.Curious to hear how others are handling this too!

Hey Hunter,North Dakota wind will chew up shingles all day, so your thinking on metal roofing makes sense — it’s basically a 40–50 year solution.

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.

Something painful and ugly, even it’s still too distant to see clearly now.Whenever and whatever the next crisis is, I want to survive it with my wealth intact.For anyone wondering how to protect themselves, here's a few strategies:• Diversify across asset types and even geographies• Keep some liquidity and “hard” assets like cash reserves or metals• Invest in assets with real-world utility (housing, farmland, essential services)•Use fixed-rate debt wisely—it can be your friend during inflation• Build legal and tax protection through smart entity structures• Keep learning and growing your network!!!

I'm sure it's different in different markets, but in my area there can be a wide range of price differences for the same materials and project.

If one spouse qualifies for reps and materially participates in the rental activity, then all the rental activity should be eligible to write off any losses against active income to better help, can you describe how your mom is a real estate professional?