Reduce hold time by lighter rehab, getting deals that are smaller in sf, do not need landscape/exterior work (I.e. condos)4.

Is there a way to reduce that huge capital gain hit?

.: We Use Lease/Options To Sell, To Reduce Expenses & To Increase ProfitabilityIt gets a little complicated so I'll try to make sense.

., net-7 on verified milestones) in exchange for pricing and priority.Test small jobs first; promote trades to your A-list only after on-time, on-budget performance twice.Standardize to reduce wasteCreate repeatable finish schedules (same trim profile, faucet line, paint palette) so crews work faster and leftovers are reusable.Pre-kit jobs: one delivery per room (box includes all hardware, fixtures, and consumables).Contracting disciplineUse fixed-scope, milestone-based contracts with:Progress draws tied to inspections/photosNo deposit or minimal mobilizationLien waivers at each drawDaily liquidated damages for missed deadlines (after grace period)Written change order policy with price + time impact before work proceeds2) Time: Move Faster to Reduce Carry and RiskFront-load planningWalk the property with all key trades before closing; finalize scope, bids, and schedule ahead of day 1.Pull permits early; choose scopes that avoid structural or major MEP reroutes when timelines matter.Sequencing & overlapSchedule parallel workstreams (e.g., exterior/landscaping while interior demo proceeds).Use a Gantt chart (even a simple spreadsheet) to track trade start/finish, dependencies, and buffers.Daily control15-minute stand-up with GC or project lead each morning (photos + punch list).Two inspections/week: one quality, one progress vs. schedule.Keep critical spares on hand (breakers, valves, GFCIs, common trim, extra boxes of flooring).Tech + templatesSimple tools (Google Drive + shared photo folders, or apps like Buildertrend/Jobber) for scope sheets, punch lists, and photo proof.Use QR codes in rooms linking to the finish schedule for fewer “what goes here?”

A simple cover instantly upgrades the space and can even reduce tenant complaints about “uneven heat"- Durability: Protects the radiator from being used as a shelf or getting dinged up over time.💡 Pro tip: You don’t have to custom-order expensive pieces.

You start by saying mom wants to reduce income to qualify for Medicaid, but then you say she wants the income from the property. 

A couple clarifications that might help:If you don’t do a cost seg and just put the buildings into service, then demo later, you can generally write off the remaining adjusted basis of the building as a demolition loss (since you didn’t buy it with the intent to tear it down - establish this).If you do a cost seg and take depreciation (including bonus), your basis just gets reduced by what you already wrote off.

A few key things I’ve learned that can really impact the numbers are:- Understanding local market demand and regulations, since that affects occupancy and stability-Factoring in costs for proper management and resident support services, those keep the home running smoothly and reduce turnover-Being realistic about timelines for filling beds and the importance of vetting operators who align with your goalsThese factors can significantly influence the financial viability and stability of the investment.

On the real estate agent side, there might also be opportunities to reduce your taxes depending on how much you’re earning and setting aside.In short, combining REPS status with cost segregation gives you a strong path to reduce your 2025 taxes, but it depends on your income level, bracket, and making sure the hours are properly tracked.

If one spouse has passed away, there’s also a potential step-up in basisthat can reduce taxable gain.