The property is 45 minutes from where I live in a town that is growing and am very familiar with so I plan on doing most of the management work. 

I usually follow up within 2 days of sending and get a buyer signed and EMD in by the time I reach out to about 45 buyers on average. 

Right now your break even on buying those points is probably in the range of 35-45 months.

NO commute issues and small town feel and 45 minutes to the beach. 30 minutes or less downtown. 

Hi All,As I look at my options to finance my first RE deal, I was researching the early withdrawal penalty from TSP (Federal equivalent to 401K) and just learned that I can take out a TSP loan with no penalty, no tax impact and just have to pay it off with interest (seems to be 4-5% range right now) within 60 months. 

Also, according to the St Louis Fed, the GDP of our MSA has almost doubled over the past 20 years from $45 billion in 2002 to $80 billion in 2021.Memphis is the cultural, political, and economic center of the MSA, which is one of the reasons investors like myself have continued to do extremely well here and most likely will continue to do so.Memphis CityMemphis MSACensusPop.

We were selling new construction for $140k just 4-5 years ago but now in that same area, duplexes are reaching over $500k.

I have a question on the 45-day replacement properties.

I agree, if i have done my math right, i should be able to buy 4-5 houses with the 6th house having a 250k mortgage due to the 1031 exchange rules to avoid the boot.

After 45 minutes on this chat, the end result was his superiors confirmed the AI email was legit.