Fortunately, he moved to FL after the sale, bought a mansion as his retirement home, and saved by the state's homestead laws.

Been listed for 5 months for sale, but it's is a land lease now with 29 years left.

Quote from @Stuart Udis: Jay noted some good upgrades.Bathrooms: I spend more on tile across the board but even more so on for sale housing.

Even if they're off market doesn't mean better pricing, they may not be on Crexi or LoopNet, but if they're for sale, they're being marketed. 

Studies show good staging does have an impact on your sale.

In a consolidation exchange your time frames start at the sale of the first relinquished property you are selling, so you really want to be proactive on getting those other properties sold.

Purchase price: $79,000 Cash invested: $69,221 Sale price: $178,000 This was our first flip project.

With that being said, appreciation is certainly something to always consider here in SD.Example of current property for sale, $1,800,000 asking price (25% down) - 4 units $10,200 total monthly rents (pro forma) - rental market has seen softening as of late$9,770/month after assuming 5% vacancy rate.$8,981 mortgage at 7%$2,918 expenses monthly 33.38% of Gross rental income (Prop mgt, maintenance reserve, utilities, Prop Taxes, Insurance, other)$6,852 NOI/monthly ($2,129) negative monthly cash flow..Same scenario with 50% down, $864 positive monthly cash flowNot saying it's the best use of capital or the only way to do it, instead providing an example using an available market opportunity to share what the numbers look like. 

The point of the contract is to provide value to both buyers and sellers and  this deal saves the buyer over $1M in interest and easily $100k in furnishings while getting the seller their full equity and saving buy side/sale side realtor commissions.

Hi michaelI've been using orign8 at $250/month and they have a lot more to offer like lead gen, automation, missed call text back, basically an all-in-one inside sales marketer. but I don't know if it's available in your area.