All Forum Posts by: Don Spafford

Obviously here on BP would do well. Also, if you have a good network on LinkedIn, that could be a great place to just post them. Also FB marketplace, and specifically in the investor pages for that area.

Nice, congrats! I can see why you would work with yourself again.

Speaking for the Idaho Falls market, we have not seen much decline. Housing prices are maintaining very steady. Still far up from where there were in 2019. Just because there is some decline, speaking about any market, does not indicate it is "time to sell". Those who build wealth in real estate do so because they hold, long-term. There will always be pricing fluctuations. But the trend in the long run is still up. If you buy right, have a property that cash flows, then there is no reason to sell other than to exchange for something bigger or better cash flows. Those who get in and out just to make some fast cash are not going to get the same wealth accumulation of those who hold. 

Idaho Falls is still a fast growing market. still a lot of appreciation to come in the next 10-30 years and beyond. Lots of new development happening all around and still lots of demand for rentals because not as many people are selling because they don't want to buy something new with a higher interest rate. But demand to buy is still here. Seller may have to give more concessions than they did in 2021-2022. But they still sell and sell quickly. Especially anything under $400k. Which isn't much.

Many have already mentioned Idaho, but there is a lot more to Idaho than just Boise. East Idaho does very well. Many big employers like Idaho National Laboratories. Also closeness to Yellowstone Park helps with STR. Tenant base is great to not have problems with evictions or trashed properties and the market is steady and appreciating and still with a housing shortage even with a lot of new development.

I think some others have mentioned, that since it was her primary residence, as long as she lived in it for 2 of the last 5 years, then you do not necessarily need to use a 1031. There are many hassles with a 1031 including timing. In this case, I think it is worth not having that pressure, again, assuming she has lived in it as her primary residence for 2 of the last 5 years. There may be some taxes owed from the rental period from some depreciation recapture and maybe some capital gains if it is over $500k of profit. But still, not having the time constraints to find a property will ease that burden so that you don't feel pressured to get into a property that may not be ideal, just to use the 1031 benefits. Either way, there is a lot of equity there that you can put to work to create more.

@Brittany Farrell if you are an accredited investor, you can invest in a fund that is set to close at the end of this year. Huge depreciation available with it as well. Expecting 12-15% average cash on cash. Very hard to find other RE opportunities that pay that currently. This is specifically with RV Campground Resorts.

If you decide to move to ID, there are some great house hacking opportunities now with some new construction triplexes. Happy to help you with that if you want to consider the Idaho Falls, ID area.

Idaho Falls, Driggs, Island Park (all in Idaho) do very well for STR without any regulation issues at the moment. Pretty much all over Eastern Idaho, being close to Yellowstone and lots of big family gatherings that take place all the time.

I've been following Clarksville properties for a few years.

@Travis Elliott

An option you may not be aware of is syndications. Be a truly passive investor. If your objective is to build passive income, right now RV Campgrounds is probably the best option, delivering 12-15% cash on cash with 2.5-3X equity multiples. You can put your money to work immediately AND get huge tax benefits through cost segregation, which may actually help offset a lot of the tax you owe from the sale of your business.
If on the other hand, you don't need income but are looking to grow your wealth over time, then a build to rent opportunity could be a great option. There is no cash flow for 3-4 years as it is built, but then after a return of capital in years 5-6 you will have an infinite return for your cash on cash and be able to reinvest that money, but more importantly, the property will be held for approximately 25 years so your wealth will grow possibly 30X over that period of time.
Or, ideally, do both! Split your money between the two so you have money coming in now with tax benefits AND have your money working toward something big in the long-term.
I'll be happy to talk more with you regarding either of those options. I am actively invested in both.

However, if you want to just buy and own your own property, we can help with that if you are interested in anything in Eastern Idaho (Idaho Falls, Island Park, Driggs, Pocatello, Rexburg, etc). Great growth market with a wonderful tenant base and great place for STR as well. Tons of development happening all around this area. Close to Yellowstone and the Tetons, and many other reasons to invest in this area. Either way, feel free to contact us to discuss any of these options or spread it around and do all of them for some diversification.

Hey @Doug Quist we're always here to help with any of your needs in East Idaho. It was great to meet with you and your son.