I did not know about the 2 of 5 years rule for capital gains and that ship has unfortunately sailed. 

That does not mean you are getting the best one unfortunately.

That was an unusual set of circumstances that was created in response to covid, so it would likely take extenuating circumstances for that to happen again. 

Most current foreclosure starts today, do not end up going to saleWhile not an exact correlation, housing foreclosures vs foreclosures starts, the few foreclosures that complete under the present circumstances, makes it very slim pickings in the foreclosure space. 

Effectively a 'Firestorm' is a dry hurricane that rains fire, with nearly indefensible circumstances, just like the catastrophic flooding, hurricanes, tornadoes and other disasters they have and will intensify in severity and rapidity.Beyond directly impacted property owners, investors, insurers and businesses, the downhill effects of the SoCal fires on the immediate and surrounding areas are astronomical and still somewhat incomprehensible.

Unfortunately/fortunately, my clients and I have both been a position where we were armed with tenant reported violations only and acted accordingly and successfully. 

Unfortunately, we were not able to do it on our own. 

Unfortunately, this costs $$$ that you shouldn't have to spend.

It is imperative to have a cash reserve for unforeseen circumstances, such as unanticipated maintenance or fluctuations in the market.

Quote from @John Labban: Unfortunately, Wagner is now under the radar probably as told by lawyer.