So if I understand this correctly, by qualifying to extend the 5 year rule to 10 yrs, $250k if single or $500k if married of proceeds from this sale would be exempt from capital gains? 

I've picked up several really good deals because a tenant operator ran the business into the ground to a point where the property owners just wanted or needed out. 

And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.  

I see why they say, never go into business with family.

cash flow is going to be found in tougher, niche strategies that are more like a business and less like a passive investment... and LTRs aren't all that passive sometimes either.the benefits to LTR real estate are... 

You're running a business and want to just make money.

Investors might want to start exploring smaller cities or less-saturated markets poised for population and business growth.

yes, its a people business.

For someone managing multiple properties or with a busy schedule, automating some parts (like initial messages) can save time while still allowing room for personal touches later.It’s inspiring to see your dedication to responding so quickly, even at 3:30am!

New people should learn to fix stuff, do leasing themselves and grind it out so they understand the business.