So as for Russell who noted his success in the WA DC market ( expensive) I wonder if @Steve K. gets the same for his market in Boulder Co. ( expensive). 

Multi-family properties many times provide a better return per square foot than single family, which would be to your advantage as well.As long as you're mindful of the reinvestment requirements and purchase at least as much as you sold and use all of the proceeds, you shouldn't have any issues with this strategy.

And I did not put a rush on it.This was WFG title in Omak Washington and the property was in Oakanagan county WA. 

.)- All in Cost = Cost to build * Square foot  - Sales Price = All in Cost + (All in cost * 20%)* Covers contractor and soft cost on either fee based or cost+- Profit = (Sales price - (Sales Price * 7%))* - All in Cost   accounts for agent fees and closing cost- Initial List Price = Sales price + 10%      A buffer to test market absorption- Break Even being All in cost, point where everyone is paid except me. - List price is to test the market absorption at "x" price. 250k land + build.

It’s great to see another agent specializing in investment properties here, especially someone with a deep understanding of the Washington market.

You’re absolutely right—LA is a tough but opportunity-rich market, and I’m putting in the groundwork to make the most of it.While I’m starting local in LA, my focus is expanding across California, Nevada, Arizona, Oregon, and Washington.

I've owned my rental SFH for 1.5 years, and noticed my property tax is significantly higher than my neighbors' properties with similar square footage and conditions.  

Just a case in point, the tiny apartment I live in (800 square feet) the mortgage payment is about 4000 per month, and the typical rent for such a place would probably be somewhere between 1500 to 2000 per month.

Just need to stat under the occupancy limit.Also keep in mind basement needs to be livable square footage, ie have egress and proper ceiling height. 

I agree we need to work w/ a CPA for their 2025 income taxes, and will be looking for a recommendation soon.