Germain act passed which formally overruled Wellenkamp and made due on sale clauses universally enforceable with limited exceptions.  

Our current tech stack is a mix of Buildium (very clunky), Breezeway (great, but limited without a PMS), Xero and Google Suite tools with lots of spreadsheets involved.

The fact of the matter is, when you sell or buy a business, you are entering into a business partnership with the person on the other end of the transaction.Yes, the partnership is limited (partial buyouts aside), but what you will be accomplishing during your time together is significant.Due diligence can take months.

I now offer "limited service" as a PM for 10% which includes marketing on 20+ channels, 24/7 guest communication, daily pricing, automations and software connections, but it is 10% of revenue. 

But even if multifamily options are limited, a single-family home with a rentable guest suite, basement, or garage apartment can still work.Finding a VA-friendly lender who understands house hacking is key.

Unlike long-term rentals, STRs can be treated as non-passive, allowing depreciation deductions, including bonus depreciation (40% in 2025) on eligible assets.For tiny homes, tax classification matters:If mobile, it is considered personal property, allowing 100% depreciation under §179, subject to income limits.

Even before I had kids, managing rentals could be a headache, and now time is even more limited.

You have the ability to sell while limiting your capital gains tax because you lived in 2 of the last 5 years. 

Additionally, strong tax planning is essential, as your W2 income limits your ability to deduct passive losses.

Lincoln Place: Still somehow in city limits but more suburban neighborhood.