I’ve been bouncing back and forth between markets like Chattanooga with higher appreciation, and markets like Birmingham with more cash flow.

After 20+ years in real estate partnerships, here's what actually puts you on the IRS radar (and what doesn't):REAL Red Flags That Matter:The Partner Complaint TriggerDisgruntled partner files Form 8082K-1 disputesPartnership disputes leading to tax filingsReal Impact: Instant IRS attentionSuspicious Loss ClaimsLosses exceeding investmentArtificial basis inflationSudden large losses without economic realityExample: $100K investment claiming $500K lossesRelated Party GamesCircular property flipsBelow-market transfersFamily partnership schemes without substanceWatch Out: IRC §267 and §707(b) violationsDebt Engineering Red FlagsBasis inflation schemesArtificial guarantee arrangementsPartner debt shifts near year-endCritical: IRC §752 compliance matters!

You’re absolutely right—speed is such a critical factor in securing deals, especially in a competitive market.

Personally, I wouldn’t invest in a market where appreciation averages only 2%.

If you are on the fence with the above, then you should sell now as you enter the spring market.

In this case, your monthly payment with 20% down will have a good MARKET rate if your DTI works with a much lower month payment and no mortgage insurance(MI).

So, here are the basics based on my market, which is AZ.  

@Dennis KnappJ Scotts book on estimating rehab costs is a great start. https://store.biggerpockets.com/products/the-book-on-estimat...Here is a "general" rule of thumb for my market in Jacksonville, FL.

Don't invest in a market if you can't find a quality PM!

My target markets include any region in California, and I’m always on the hunt for properties with strong value-add potential.If you’re experienced with rehabs, BRRRR, or creative financing strategies, I’d love to connect.