Maybe I'm no longer a low risk bond investor, maybe I'm parking my money in $VOO instead, CRE REITs, or perhaps higher risk higher return bonds. 

But on 100 year old homes in low value neighborhoods capex often exceeds cash flow over time.

and even then the return will be fairly low based on the risk you're taking on. 

These products allow you to purchase a home that may need some work and roll the renovation costs into your mortgage. 

B borderline A market, is the cost to build worth the risk atm?

For calculating IRR, use the total cost of acquisition—this would be the mortgage balance plus the 50% buyout equity and any closing costs.Regarding refinancing, assuming the loan under the Garn-St.

With your considerable experience and, I'm assuming, strong credit score, you would be well-positioned to receive high leverage and low rates from most private lenders.

Unless you bought in D class, very low appreciation area, you should be sitting pretty. 

But here are ways to reduce capital gains taxes:Deduct expenses (renovation, selling costs) in 2024 to offset gains.Hold for 1+ year to qualify for lower long-term capital gains tax rates.Invest in a Qualified Opportunity Fund (QOF) to defer taxes.Use tax-loss harvesting to offset gains with investment losses.Pushing 2024 deductions to 2025 won’t help much with 2024 capital gains.

Rents are low and prices are high.