You will gain experience with each project so don't let set backs discourage you but always try and learn from any mistakes.

I’m in the process of getting my real estate salesperson license to gain access to MLS listings as well.

4) would this also work to defer gains on fix and flips?

Everytime you sell you will be taking part of the gain tax free. 

This is only a guess, take it with a gain of salt. 

If the property fronts on a state road, you will need an Highway Occupancy Permit from Pennsylvania department of Transportation, to gain accces to the road. 

No reason for me to go the through the hassle of the sale process unless there is some type of gain which the investor is open to and this is where I need the advice.

And it has been gaining recognition as a vibrant, desirable place to live, especially for younger professionals and first-time buyers. 

However, longer-term bonds (1-5+ years) are subject to interest rate volatility:If rates rise, bond values drop, potentially leading to negative net returns.If rates fall, bonds appreciate, but gains are capped by their fixed coupon rates.While Treasuries provide stability, they offer limited upside and carry hidden risks for medium- to long-term maturities.Why Real Estate Is a Stronger Option in Today’s MarketMultifamily real estate, particularly value-add properties, presents an asymmetric risk-reward profile that Treasuries simply cannot match.

Even in those cases, it’s difficult to create a significant gap between the purchase price, rehab costs, and ARV (After Repair Value).Investing in today’s market is incredibly challenging, and I’ve found that the BRRRR strategy is one of the least effective approaches right now.Let’s keep in mind that BRRRR gained popularity before 2020.