If you are not coming in cash and you plan to hold for five or more years, its the best time to pick up a property at a steep discount and make it work until the cycle turns again.  

Been trying to get a few quotes since my plans are submitted and waiting.

I have always had an interest in flipping houses because I get really excited to see run-down houses, walk through them, and come up with a design plan.

Personally, I'd spend a little more if I knew there was significant value add there.

There is still a risk: You do not have the right outprice and lose money, your deal goes south due to unfound things when you bought it, then the rehab phase brings them up, and you spend more, and the market changes, which is something that can happen on a moment's notice.

The main challenge was timing the listing perfectly, but with careful planning, we ensured a swift sale.

Planning for flexibility with frequent moves and understanding property management will set you up for success when you start investing in 2026.Good luck!

If you are going to get your license in Virginia I would plan to stay there for a decent bit(5+ years).

This could also hurt my debt ratios if I go to borrow on another investment somewhere like my plans for the STR.  

While it is possible to convert an investment property acquired through a 1031 exchange into a primary residence, this requires careful planning.