@Andrea Evans I think:Worst Part - Lots of pitfalls you can fall into if you do not know what to look for like buying and property taxes double, suburb rental license, buying a property with violations, not understanding the importance of lease documents, etc...Best Part - There is so many opportunistic corners or niches in the city and suburbs that most out of state people do not know about and out of state investors never get to cause they get caught looking at cap rates on the south side and in south burbs. 

We rank every active property by cap rate and sort the best ones to provide to our clients :) We have over 17,000 rental comps and account for all expenses on each property. 

A seller credit reduces your cap gains... or having the amount in escrow shows your commitment to the improvement.Others might have better ideas.

Let me give you an example of how these deals are structured:Seller wants to sell their property, but for various reasons (including cap gains taxes, low ball offers from cash buyers) they prefer to seller-finance their property instead.

There is not a cap limit on the amount of loans you can have at any given time. 

I'm looking at a property for sale, what cap rates are these size deals going for in Jerome Powell's market?

Make sure you leave that new LLC as a disregarded entity, or if you bring investors on with you, make sure it’s taxed as a partnership (subject to Subchapter K).The only way to mitigate cap gains would be if the property appraised very close to its net tax basis.The other strategy at your disposal is to dissolve the S-Corp in the same year (though you really need to be in-line with your CPA on this one)… you should have more tax basis post- deemed sale, and that basis would help you achieve a capital loss on dissolution of your corporation.Talk to your CPA my friend!!

Bottom feed, I will take my 20% net caps all day. 

Also, a state law went into effect putting a cap on "non-exempt" properties tax increase at 20%: https://comptroller.texas.gov/taxes/property-tax/valuing-pro...

Why not sell, since you have a primary exemption for cap gains, and buy a MFH in the city you like?