“The problem is that in 1997, when the maximum exclusion levels were added to the tax code, they were not indexed to inflation,” says Evan Liddiard, CPA, director of federal tax policy for the National Association of REALTORS®.

And real estate appreciates 5% annually (about national average). $100k in stocks earns $10k annuallyVS$100k in real estate can purchase a $500k property (assuming 20% down).

Idaho is probably the most landlord friendly state in the nation and it's a 90 minute flight from San Diego. 

Nevada has the third lowest property taxes in the nation, no state income tax and very landlord friendly laws.

This blog explores the potential changes and how they might affect your investments.National Landscape: Potential ChangesLawsuits alleged NAR policies stifled competition, inflating realtor fees.The settlement could lead to a more open market with:Discounted commissionsTiered commissions based on property valueFlat feesHourly billingOklahoma City ImpactShort-term: Uncertainty, market fluctuations.Long-term:Increased inventory from lower seller closing costs.Shift towards value-added realtor services like targeted marketing and expert negotiation.Technology-driven platforms may offer lower-cost alternatives.Proactive Strategies for InvestorsStay informed about market trends and commission structures.Build relationships with experienced real estate agents.Negotiate commission rates strategically.Focus on long-term investment goals.Conclusion: Adapting to the Changing LandscapeThe national shift in real estate commissions signals a period of potential change for the Oklahoma City market.

When it comes to wisely investing our hard-earned money, it's important to consider the data, seek advice from locals, or even visit the location in person.The cost of living in Jackson, TN is 4% lower than the state average and 14% lower than the national average.

From what I have read on the BP forums on this topic it seems as if your best bet of achieving this is going through a smaller bank and not your typical larger national banks.

The Covid eviction moratorium was the most harsh in the nation as it did not allow evictions even for non payment and/or lease violations.  

There is is NOREIA which has good national speakers.

In my experience, most title agent are very familiar with seller financing and if they're unsure as to how to handle a particular situation they can always reach out to the insurer's underwriting department who I'm sure will be able to craft a solution.I just looked at FIG's web site and it appears they are a title agent for both Fidelity National and Old Republic Title.