Most on-market deals will likely not fit your investment criteria unless you allocate a substantial downpayment, often at least 30%-35%, or negotiate a price reduction that fits your requirements.Furthermore, while this is not the case for all metro ATL markets, my team and I typically see that a solid portion of the small multifamily space is comprised/orientated in neighborhoods of other small multifamily properties.

@Andrew Lastivka Are you still interested in the phx str market?

To make the strategy successful, you need to find a property that can be acquired below market value.

In your case, changing the property from a rental to your primary residence constitutes a change in use.The depreciation recapture will be calculated based on the fair market value of the building at the time of conversion, not including the land value.Since you're tearing down the existing structure, the entire amount of depreciation taken over the past two years will likely be recaptured, as the building's value at conversion will effectively be zero.The recaptured amount will be taxed as ordinary income, up to a maximum rate of 25% for residential rental property (Section 1250 property).

Curious about your experiences with the market, occupancy rates, and overall returns.

There are many factors, as with any real estate market:(1) Location. 

It might be more a matter of fine-tuning your listing than just a shift in the overall market.

Let’s explore just two of the solutions that could help get you into your first home no matter the market.1.

Hello Camille,Wholesaling is a sales and marketing business.

This clearly has nothing to do with laws, regulations or operating numbers but I do think it plays a large role in the decline of the market.