Hi Tori, Selling the property could trigger capital gains taxes, especially considering the significant appreciation.

The contracts and how they are written is extremely important.

Also you risk triggering the due on sale clause when you move a mortgaged property into an LLC.

totally hear you, pre 2021 in knoxville was a totally different ball game. again depending on your goals and strategies, your expectations aren't unrealistic. some deals may require more of an investment to make the numbers work like one of my student rentals that was a full gut project and took nearly a year to complete yet it spits out 15% cash on cash returns annually and i purchased that late 2022. investing in general is a risky endeavor, it's all relative to ones own risk tolerance depending on their position. we try and make calculated risks and look to evaluate multiple exits before pulling the trigger, yet there is still some risk involved. maybe a reit or syndication is the way to go if you want to be in real estate yet don't want to take on the properties yourself. either way i'm happy to make some local connections. 

Call Rob at Sandollar Realty in Orlando, he does flat fee listings and can help you out, he is an extremely seasoned investor and broker.

To recap: Be extremely cautious with flat fee MLS sites that only refer business to other agents.Bonus PointsYou should also consider the ease of use of the flat fee MLS listing provider, for example, can you complete everything online?

I'm also looking at properties in Alabama and Indiana, but haven't pulled the trigger yet due to personal complications. 

However, it is extremely stupid in my opinion to put that kind of requirement on the offer.

I am not sure who you are using but those rates are extremely high. 

There's still solid deals to be had in that market, people who bought in 2021/2022 and poorly manage are looking to exit and we've helped secure a few sub to deals in that market + we have some clients who've bought as a 2nd home recently and done extremely well.