If you are flipping too, or at least whole-tailing, when you’re doing renovations, put a sticker “we buy houses” or whatever your bandit signs would have said, on the garbage can you’re using for the flip.

Since then I have been grinding my tail off to scale.

Each flip has a 50% chance of heads or tails, but if you flip it 100 times, the results will rarely be 50/50. 

If you spend your money buying an investment that provides $200 a month cash flow and then can't make enough in sales to feed your family, the entire thing could collapse and you'll be scrambling for a W-2 job with your tail tucked between your legs.

This could be in an area suffering from post-industrial decline, where there are few jobs left and the population has dropped by half in the past few decades, leaving the remaining residents to deal with urban blight and pollution that is inherent in the tail end of a boom/bust industrial cycle.

Just to dove tail off of Andrew's response.

I don't know what 1031 fees may cost, but @Yonah Weiss might.Also, note that if you already have $77k in income and add $100k plus depreciation recapture onto that, you'd likely be in a higher tax bracket.Lastly, don't let the tax tail wag the investment dog.

You swallowed the cat and now your choking on the tail...If the deal is good enough let him keep all the security deposit and add some more to go with it.

We are BRRRRing it and are almost at the tail end of the rehab right now, everything is going well.

She is busting her tail for me.