This relates to a class action lawsuit in Georgia in 1991.

What property Class is your rental?

I would however appreciate hearing about how you think rent controls, and other political stunts that politicians use to pander to the lower class, actually help or hurt those very people.

I have also noticed a change in the quality of tenants, it seems higher income earners are now renting for longer and also happy to live in the more working class areas. 

It's 2023 and I'm in the same boat as I was a year ago when I first discovered the program (haven't made my move yet).

Personally not a fan of out of state BRRRR.I think it's a recipe for disaster and having been in the game for 10+ years, I've seen the disaster first hand as I bought hundreds of deals from disgruntled out of state investors who thought they can do it themselves.My property management company has doubled in 12 months also due to out of state investors getting caught with a poor property manager when trying to do it themselves from afar so they come to us for help 🤷‍♂️I'm seeing many investors buying D class crap on the MLS for too much and that needs work.They end up being into the property for 30% more than they would be that if they just bought turnkey.A true turnkey provider will find the cheapest/best deals through a variety of acquisition methods, renovate well and sell for fair market value (And manage in-house).If things go South, they are solely to blame and the penny drops with them.But with DIY, who is to blame?

All asset classes rise in nominal value although the real value may not be there for every asset class.

Quote from @Chris Seveney: @Brian BurkeNever met you but give you kudos and applaud you.Reason why is because it’s no secret about certain asset classes are having challenges but you appear to very communicative, open and transparent about it.

I've been searching on Zillow to see what's out there and in what condition—targeting Class B in a decent area with a focus on cash flow.

If what I wrote is not clear to you or if some of my assumptions are wrong, then stop your DIY attempt and hire a tax professional.I am in the same boat but I see it the other way around; I should use Form 8949 vs 4797 for almost this exact scenario: owned home almost 2 years, then rented 14 months, then sold.I moved after not quite 2 years due to military orders and qualify for a partial exclusion.I received 1099-S which p523 states "You received a Form 1099-S.