@Monet Van Gundy Waco is good.

Hi everyone,
I inherited a property that’s now fully paid off. I put about $15,000 into rehabbing it, and it’s currently rented for $1,650/month, which nets me around $1,300/month after taxes, insurance, and expenses...

Neutral palettes, durable finishes, and a few standout features (statement light, tiled niche, upgraded hardware) to photograph well.Pricing & launchPrice at or slightly below the comp trend to spark day-1 traffic.Professional photos + video + floor plan are non-negotiable.Go live Thursday morning; host strong opening weekend events.Targeted incentivesOffer closing cost credits or rate buydowns via preferred lenders rather than large list-price cuts.Pre-list inspection + repair report on the counter to build trust and reduce renegotiations.Fallback exitsPre-approve a wholetail path (light cleanup, then MLS as-is) if construction risk rises.Keep a BRRRR option: refinance to a DSCR rental if DOM stretches and cash flow pencils.Lease-option or corporate housing as temporary monetization if needed.

Quote from @Frank Pyle: Nice work getting after a house hack for your first deal.On what you shared, $1,400 x 2 = $2,800/mo on a $310k purchase is workable for a house hack, but that $17/mo “net” is basically break-even.

Also to make money, have a link to ads, books, podcasts, etc to monetize.  

So for me, depreciation currently has:• No present-day benefit, and• The same future tax cost regardless.That’s why I’m exploring whether it makes sense to monetize the depreciation now by bringing in a partner who can actually use it, instead of just letting it sit as suspended losses for years with no cash-flow impact.If I were generating U.S. taxable income today (or planning to soon), I’d 100% just keep the depreciation myself.

Quote from @Keith Meyer: Hi All,I'm looking to see if anyone knows of a calculator/modeling tool which can help me compare the benefits of selling a property with these four options:Sell and pay capital gains/depreciation recapture upfrontPerform 1031 exchange into new property, defer taxesSell on Seller Carryback Installment Sale, defer taxesSell on Monetized Installment Sale, defer taxesSurprisingly I couldn't find anything online which was very helpful.

But underneath it, there’s this whole ecosystem built around monetizing the illusion of value instead of value itself.It’s all middlemen selling the map to the goldmine... there is no gold. 

Lean into your superpower: pick one niche data edge, automate it clean, then monetize it with deals.

As a carpenter, monetize your edge on light value‑add and sweat equity, but avoid heavy permits until you’ve got reserves and a team.