@Ryan Brouwer of course we all want a safe place for our tenants and our business. 

Messy is where solutions matter most.Even with rates easing, seller motivation is still very real.

I have a mix of residential and commercial properties. I'd like to be able to manage both in a single software. Right now, I'm just using Google spreadsheets and it's getting tiresome.... I've never used any software ...

Quote from @Chris Seveney: Quote from @Jay Hinrichs: Quote from @Michael K Gallagher: I've always felt there had to be a solution similar to this. 

However, the numbers tell me losing $30k to $40k one time is better than paying $30k to $40k to lose money every month for an unknown period of time.I wish I had a solution that could magically make this a good investment, but numbers tell me it is not. 

Focus on DSCR before cash flow.If the deal doesn’t support the debt safely, cash flow numbers are meaningless.

Household budget reality.Sometimes the real solution isn’t just “more income,” but making sure the total housing cost fits long-term income levels without constant strain.Before making big decisions, it’s worth sitting down with a lender or financial advisor to model scenarios.

I first focus on their goals, timeline, price and introduce alternative options as solutions, not tactics.

IRS issued new safe harbor guidance for retirement plan administrators, affecting rollover explanations and RMD timing.

If you have at least 250 hours (total hours, between all your properties in all your entities) for the year, you can take advantage of IRS Section 199A safe harbor rules and simply lop 20% off your net income from rentals from your taxable income.