I recently had a Title agent mention the upcoming FinCen Residential Real Estate (RRE) requirements starting March 1, 2026 and asked if I was a "lender with a regulated AML program."   

Treasury’s Financial Crimes Enforcement Network (FinCEN) requires many LLCs to file a Beneficial Ownership Information (BOI) report — a one-time federal disclosure of who owns or controls the entity.What investors should know:Not a tax filingFiled directly with FinCEN (not title, lender, or agent)Free, usually takes ~10–15 minutesApplies even to single-property or inactive LLCsWhy it matters now:For deals closing after March 1, we’re seeing title companies and lenders verify compliance.

There, you can pick up B and C-class multifamily with real positive cash flow, strong Section 8 or market rents, and plenty of value-add opportunities.

Trying to determine if anyone has had this experience and how to determine the tax implications of our situation.We had lived in our house from March 2017 to March 2023 when we turned it into a long term rental.We are coming up to March, 2026 which will be 3 full years of it being a rental.We are now looking to sell the property to potentially pay down the loan on our current primary residence.What is the penalty in Oregon for having a rental home hit 3 years of being a rental and no longer a primary residence?

It’s banded by submarket, asset class, and vintage.Broad current market ranges I’m seeing underwritten and traded:Houston:• Core / newer Class A: ~4.75%–5.25%• Class B (good submarkets): ~5.75%–6.50%• Class C / tertiary: ~6.75%–8.0%+San Antonio:• Core / Class A: ~4.75%–5.50%• Class B: ~5.75%–6.75%• Class C: ~7.0%–8.25%+Lenders and buyers are underwriting closer to exit caps +50–100 bps depending on rent growth assumptions and leverage.If you can share submarket, vintage, unit count, and business plan, the group can help sanity-check whether your UW is realistic for today’s debt environment.

He has been very sporadic with payments since 2014 and is effectively one year late on payments.He has taxes coming due in March,2026.

B and C class areas with stable rents, predictable expenses, and solid tenant demand tend to perform best.

So on the shorter end of things I see rents increasing for class B and C rentals. 

I'm also at a point where the timing might naturally work in my favor as we head into March.

@Matan RotemYou’re looking in the right price bands for value-add flips, and what’s working best locally right now is focusing on established neighborhoods with consistent resale demand, conservative ARV assumptions, and tight rehab timelines so spreads stay protected even if days on market stretch a bit.