If it's like 1.2 million all cash it's a waste of time.

Since repairs are essential, doing the HVAC and roof as cost-effectively as possible will boost rental value and make refinancing smoother.

What wouldn't be better than a Roth which is tax free, has no maintenance issues, and is "instantly" transferred to your heirs upon your death (any account names beneficiaries and is transferred on death).As always, it comes down to what one is comfortable investing in, or having somebody else invest / manage for you, and what can you effectively make money.

Land trusts can be an ideal choice in Florida, especially when working to shield properties and address Due on Sale (DOS) clause concerns effectively.

@Daniel Zubrik -- we just got approved for Experian, which is effectively the same as TLO.

2) Owners NEVER take into account the time required to:- Evaluate & select materials- Order materials- Pick up materials- Coordinate access with tenant- Dispose of waste- Scan and process receipts2) According to Angie's List, labor cost can be $250 to $700https://www.angi.com/articles/how-much-does-microwave-instal... 

I really do not see tax policy effecting the market very much.Just my 2 cents, thoughts?  

Buying a condo seems like a huge waste, whereas multi-family gives some cash flow to neutralize my monthly payments.

@Andrew Steffens I think we've been able to avoid cheap owners by taking on the expense of many of these consumable supplies, which effectively removed them / their spending philosophies from the equation.

HUD has published notification that the new standards will be effective for the Housing Choice Voucher Program starting October, 2023.