I have a tenant that just let me know that she got an emotional support dog.  

The Real Estate Investing Rules for BIG Returns (1%, 10%, 50% Rules) All rules are just starting points.

There’s an important nationwide rule taking effect March 1, 2026 that will impact many cash and entity-based residential transactions.

We are talking about emotional support animals, not specially trained dogs for sight or deafness.Again, in my opinion, it’s the biggest scam going because it is mainly used to abuse the landlords rule of “no pets.”

Most landlords use the rule of thumb "Monthly income 3x rent" and that is good. 

There are rules you need to be aware of including material participation, 100 hours, and self management, to benefit from a cost segregation study. 

typically in okc we are seeing duplexes (especially newer ones) going for well above the 1% rule so you should estimate for more I would say. 

Suspended LTR depreciation/losses often aren’t lost, they can carry forward and may be released when you sell, so the “can’t use it” point may be overstated.Real estate sale taxes aren’t just 15–20% LTCG: depreciation recapture, possible 3.8% NIIT, and state tax can raise the effective rate.A 1031 has strict deadlines (45 days identify / 180 days close); if you need more time, consider reverse 1031 or a more passive “parking” option like DSTs.STRs can potentially offset W-2 income, but it’s more complex than “100 hours”—material participation rules and documentation matter.Cost segregation can be powerful but only if the deal supports it; it accelerates depreciation and can affect future recapture.Consolidating into fewer properties can reduce operational risk, but watch market/regulatory/insurance volatility.Best next step: compare hold vs sell taxable vs 1031 with full tax/return components (recapture, NIIT, suspended losses, timing risk).Always consult with a CPA who specializes in real estate.

Never think about the 1% rule again.

Less supply paired with improving affordability is typically how momentum quietly starts rebuilding.At the same time, AI-driven data center growth is projected to support up to 1.3 million U.S. jobs by 2032.