Welcome, Blane Sounds like that flip was a tough but valuable lesson ARV on paper and real world perception often don’t line up, and curb appeal really does matter more than we expect.

Perception & PricingHomes priced slightly below market sometimes get less attention because buyers assume something’s wrong.Pricing at or just above market can actually attract more serious buyers—especially if photos and staging scream “desirable neighborhood home.”4.

If you just patch over damp material, that’s when mold can grow later.That said, from a landlord/owner standpoint, you also have to think about liability and perception.

I imagine the MLS is more sophisticated from when I last left it as well. 

Older owners perception of current labor costs.

I would want to see average household incomes north of $75k/yr to support that rental level and leave people space to eat.d) my perception of a small, cheaply built house in a marginal area is you won't see much appreciation, using you $200k new construction example. 

Still, proper documentation, compliance with interest reporting (Forms 1098 and 1099-INT), and avoiding pitfalls like dealer status or misclassified personal-use interest are essential.Ultimately, when structured thoughtfully, creative financing becomes more than a growth strategy, it transforms into a sophisticated tax planning tool that turns leverage into a lasting financial advantage.This post does not create a CPA-client relationship.

Personal use, mixed-use items, or home office mistakes are common pitfalls.Retirement or education credits: These are often oversimplified on social media, and claiming them incorrectly can lead to huge penalties.The IRS has sophisticated systems to catch improper claims, and relying on viral tips instead of professional guidance can be very costly.

I’ll be talking to a CPA and possibly an estate attorney, but wanted to get the BiggerPockets perspective first..So, is future Mother-in-law sophisticated and accredited or is she just a generous sweetie?  

Note more sophisticated value adds can do better than rehabs (I had one once that cost nothing to add ~$200k and my initial protege achieved about $500k value add for $0 (just knowledge on better use of the property)).- maintenance/cap ex seem far too low for 5 units.