I deal with wholesalers every week on my fundings  or should I say I see their fee's on the HUDS every week.. if I see one come in that is just way to high  like a 50k purchase and 50k assingment fee I wont fund it..

The five year swap, ten year bond, and two year swap have all gone up dramatically because of the actions of the federal reserve. 

Yes, I have done that several times, both as a buyer and as a seller.

I use apartments.com, so the money didn't end up in my account until 1/6/25.Is this considered income for 2024 or 2025? 

i have nothing to sell.

I would protect myself and cut my losses so I was not looking over my shoulder or getting high blood pressure every time I heard a knock on the door (hoping it is not the FBI showing up to ask you some questions). 

And I take the worst recession I can find in the recent past.

I know in my area they can require it, and we are nowhere near as strict as NY. 

One of those “safe” assets are US Treasury bonds.

Quote from @Matt McNabb: I'm a solid $400k/yr job in NYC and have $250k to begin investing as my first step into building a portfolio, although I don't have time to be a landlord so I have to account for management fees.