Then you'll need to find land, acquire it, find a spec home buyer and set up meetings to design plans or buy a set online with mods.

We held this property for 7 years, most months it paid for itself and put a few hundred dollars in my pocket, then netted about $15k at closing.

The Realtor receives a 1099 with the commissions included from sale, can they deduct the closing cost amount paid to reduce or essentially wash out the commissions since they never actually received the money?

Ask yourself if at 2.9% interest you paid off the mortgage are you further ahead than if you took that $50K and invested it elsewhere? 

However, don't have any of those loans anymore (most paid off).The only thing I do that you don't, is use trusts, and love them and they have saved my bacon a number of times.When you said all those loans have paid off, are you utilizing other methods than Sub2 at this time?

Hi Shelby,To determine rental prices and demand in a neighborhood, start by researching online listings on platforms like Zillow, Rent.com, and Craigslist to compare similar properties. 

Not much if any attention is paid to the guarantors, credit, income, etc. 

Most 1099s are available online now, and if not, you can always scan them to an electronic format.

Many are not even sure if they will get paid anything.

The transition isn't just about property size; it's about shifting your entire approach.I've observed that successful transitions typically happen when investors have:- Stabilized 5-7 single-family rentals with systems in place- Built relationships with at least 2-3 reliable lenders- Established a maintenance crew that can handle larger projects- Accumulated at least 6 months of operating expenses as reservesI asked a client of mine who owns a 420-unit multi-family in Nevada how he started his RE investment journey, and he told me that he started with a duplex in Buena Park, CA, 40 years ago and used the 1031 exchange to grow his portfolio to 420 units, never paid taxes on sale of any of his properties.The most seamless path I've seen starts with small multi-family (5-10 units) rather than jumping straight to 50+ units.