When done, bring in someone with smoke allergies and see if they breath okay.

We have put out feelers in the hopes to find a suitable home (not easy) off-market (harder still) to give some breathing room to support the sale of a 1031 (reverse 1031) so we are not backed into a corner with the deadline.We have one potential opportunity where the owners would rent back to give them time to find their new place (win/win) though as a forever home we are being picky and not in love w/the one opportunity.The thought of moving every two years is daunting even if we live in refugee mode for those years.Portfolio -- Property 1:  Townhome purchased 2006 ~ primary residence. -- Property 2:  Inv.quad purchased in 2006-- Property 3:  Inv.condo purchased in 2019 (new construction)-- Property 4:  Inv.condo purchased in 2019 (new construction) ~ 1031 exchange employed-- Property 5:  Inv.condo purchased 2020-- Property 6:  Inv.townhome purchased 2020Likely plan...A) Exchange Property 2 for a single investment condo (2021/2022)B) Exchange Property 4 for forever home (rent for few years); may require sale of 3 and/or 6. (2022+)C) Exchange Property 3 for a smaller investment condo (2022+)D) Sell Property 6 for forever home (which has been rented for a few years by then) (~2025).  .  

., take a breath, that's step one! 

It can even come from people in the room breathing. 

Am I seeing an opportunity to breathe a little life into the real estate market or should I be weary of just how well an "aesthetically pleasing" property will perform when estimating the ARV? 

Obviously, you will follow a strict and conservative underwriting guideline so that you don't overpay but waiting should never be a strategy.So, I won't hold my breath if I were you.

I just heard Grant Cardone mention this concept in passing (almost under his breath) yesterday, and I thought the same thing you said - "Wow, that's dishonest and seems illegal".

The house smelled so bad it was hard to breathe before removing the carpet, crazy how some people live!

Those old guys new what they were doing back then just don’t eat it and breathe it in

At some point I think affordability will become more of an issue and the appreciation will slow, but I don't see it dropping, so don't hold your breath there.