All Forum Posts by: Cole Bossert

Tanner, that’s great to hear! Private lending is a solid way to stay involved in real estate while building long-term wealth. Sounds like you’ve already got some strong experience under your belt. Welcome to BP!

The real estate market in the High Country (Ashe, Avery, and Watauga Counties) is showing mixed signals, presenting both opportunities and challenges for investors.

Prices are rising – The median sales price jumped to $472,500, a 13.4% increase year-over-year and a 23% spike from last month. While demand remains strong, this price growth could test affordability for some buyers.

Sales activity is sluggish – Only 88 homes closed, marking a 20% drop compared to last year. However, sales did rebound 17.3% from January, suggesting some seasonal momentum.

Inventory is building up – With 498 active listings and 5.7 months of supply, inventory is higher than last year, giving buyers more options. That said, new listings dropped 12.6% year-over-year, meaning sellers might be holding back.

Time on market is increasing – Homes are taking longer to sell, with a median of 96 days on market, a 61.9% increase year-over-year. This signals that buyers are becoming more selective, and overpriced listings may sit.

Investor Takeaways:

• Buyers may gain leverage – With rising inventory and slower sales, well-capitalized investors could find better deals, especially on properties sitting longer.

• Cash flow considerations are key – At $299 per square foot, property values remain high, so investors need to ensure rental yields still make sense.

• Sellers should price strategically – The market isn’t as hot as last year, and homes that aren’t priced right may linger.

With shifting conditions, are you seeing more negotiating power in your market? Would love to hear what others are experiencing.

Hey everyone, I’m Cole Bossert, a real estate agent working in Boone, Blowing Rock, Banner Elk, and the surrounding areas.

If you're looking to buy a rental or investment property up here, you need an agent who understands more than just the MLS. I focus on finding properties that actually make sense—factoring in local rental demand, seasonality, expenses, and the realities of managing a property in the mountains. I'll give you real data, straight answers, and help you avoid the common mistakes investors make in this market.

If you’re serious about investing here, reach out—I’ll send you a free market report or even some example listings to give you a better idea of what’s available. DM me or drop a comment, and I’d be happy to help.

Sounds like you’re looking in some great markets—Raleigh and Charlotte, in particular, have been booming for multifamily investments. I just sent you a PM, looking forward to connecting!

@Brenda Reems Finding off-market deals comes down to getting in front of motivated sellers before they list. Driving for dollars is a great start—look for distressed properties and track down owners using county records or skip tracing services. Networking with wholesalers, realtors, and investor groups can also bring leads your way. Direct mail, cold calling, and texting can be effective if you’re willing to put in the effort. Online, you can check probate records, foreclosure lists, and even Facebook Marketplace for potential deals. It’s all about consistency and reaching sellers before the competition does.

You don't need a separate LLC for each property, but whether you should depends on your risk tolerance, portfolio size, and management preferences. Some investors do a one LLC per property strategy to limit liability—if someone sues over one property, they can't go after the others. However, this also means multiple bank accounts, tax filings, and admin work, which can be a headache.

If you go that route, some investors use a holding company (often a parent LLC or even a trust) that owns all the separate LLCs. This can provide additional asset protection and streamline management. That said, if you only have a few properties, keeping them under one LLC (or a couple, if you want to separate asset classes or locations) is often more practical. A good attorney or CPA can help you decide the best structure based on your long-term goals.

For a beginner wholesaler, the key to knowing if a property is a good deal is making sure you're getting it at a deep enough discount so an investor can still make money after buying it from you. A simple way to check is using the 70% rule—investors typically want to buy at 70% of the after-repair value (ARV) minus repair costs. If a house is worth $200K fixed up and needs $40K in repairs, an investor won't want to pay more than $100K. That means you need to get it under contract for less than that to leave room for your assignment fee.

Once you find a deal, make sure your purchase contract includes an inspection period so you have time to find a buyer. You’ll send the contract to a title company that works with wholesalers (some don’t), and they’ll check for any title issues and handle closing. Before signing anything, make sure the contract allows you to assign it to another buyer—otherwise, you could get stuck with a deal you can’t move.

You’re in the thick of it now, and this is exactly where most first-time investors hit that wall of frustration. But the fact that you’re making offers, going under contract, and walking away when the numbers don’t make sense means you’re doing it right. The competition is tough, but persistence is key. Every deal you analyze sharpens your skills, and every contract—whether it closes or not—teaches you something valuable.

You’re referring to the Section 121 exclusion, which allows you to exclude up to $250K in capital gains ($500K if married) if you’ve lived in the property as your primary residence for at least two of the last five years. However, since your properties were rentals, only the portion of the gain attributable to appreciation is eligible for exclusion—any depreciation you’ve taken will still be subject to recapture at a 25% tax rate.

The biggest pitfall is the inconvenience of moving multiple times and the potential loss of rental income while you occupy the property. Also, if the market shifts and values drop while you wait out the two years, you might not come out ahead. If you’re really looking to defer taxes, a 1031 exchange could be another route, rolling your gains into another investment property rather than cashing out. It just depends on your long-term strategy—whether you want to cash out tax-efficiently or keep growing your portfolio.

It depends on your priorities. A full-service realtor will typically get you the best price and handle everything—marketing, negotiations, paperwork—making the process smoother. Companies like Clever can save you on commission fees, but you may not get the same level of service, marketing exposure, or negotiation expertise. If your main concern is netting the most money, consider interviewing a few agents and negotiating their commission. A good agent can often make up for their fee by getting you a higher sale price. Are you in a hot market where homes sell quickly, or do you need a strong marketing push?