The appraisal was the longest hold up but the junior loan officer we were assigned seems to have zero idea what he is doing and zero sense of urgency...

Perhaps I'll try to acquire around 3 properties in cash deals that need fixing up, rent them out, and then hold onto them... forever?

Sharon, thanks for sharing these stats—Houston is clearly holding strong!

If you can find a fixer at a good price, with room for an ADU, and the comps are good, then you have a deal.Are you planning on flipping or long-term holds?

I purchase my personal investments to maximize their equity and hold long term.

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

But, if a cost-seg study is done on the old property, you can manage Sec. 1245 recapture tax by doing a study on the new property to confirm it has as much or more Sec. 1245 property.You cannot swap a fully depreciated gas station for a raw piece of land and avoid recapture - you must replace all the 1245 and 1250 property.3) OZ - Sure you can defer your capital gains for a few years into an OZ fund, but the magic of OZ investments is the ability to achieve tax-exempt growth after a 10-year holding period.

After 45 + years as a real estate investor, broker, lender, fund manager and syndicator, I’ve become aware that the “dream” of many investors and investor “hopefuls” is to be able to generate enough cash flow to live off their real estate holdings and accumulate enough wealth to make “work” optional.

Either way, with rent and price appreciation, tax benefits, holding long term is a net worth exploder.

So I'm guessing I can get a DSCR loan; my basic googling shows that they cost around $10k to close; which seems very high for my strategy; considering I'd be holding this for 2-3 months maximum.Getting HELOC seems another way, but I don't necessarily have that much equity that I can tap into.