(As AZ and your current state will fight over who gets to tax your gains with the federal government.)I have to throw most of the shade on your horrible tax guy/cpa who didn’t tell you renting it out was a $50-$100k mistake. 

The ROW @ Dietz Elkhorn is a 27 duplex community between San Antonio and Boerne.

Do you know your actual amount of taxable profit on the flip?

Go to your favorite search engine (e.g. google.com) and type in "North Carolina 10 day notice" and you will get a ton of responses.

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

Did most of the work ourselves.

The ARV is around 525k - the property is currently listed at 450k.

And because there are so many, demand is ultra low, except in the busiest of months.  

I have a unique deal that the property owner is just wanting the builder to build him a home for "free" and he will sign over the land.

What's the condition of the unit comparing to the market houses?