For a variety of reasons, including keeping this potential project "need-to-know" only right now, I want to get a ballpark estimate with full understanding that the goal posts could move in either direction as the project gets more discrete. 

Irrevocable trusts may trigger reassessment unless structured carefully.Gradual Transfers – Transferring less than 50% at a time could potentially avoid reassessment, but IRS step transaction rules could still trigger a tax event.Joint Ownership – Your aunt adds your mother as a co-owner, then your mother adds you later.

Screen your potential tenants.

*Energy Efficiency – Given the hot climate, buyers in Phoenix look out for energy-efficient upgrades like new windows, insulation and solar panels.ABSOLVING COSTS & POTENTIAL PROFITSBefore you put down your money for a fix-and-flip, it’s important to run the numbers on all the costs, including:*Purchase Price — The amount of money paid to acquire the property.

I definitely wanna invest near the coast bc its so much potential but how do u comp and run offers for properties out there tho, do u do Airbnb at all? 

Potential Marketing StrategiesShould I directly contact insurance companies to be added to their approved rental property lists?

So while some opportunities show good potential always take into consideration the downside possibilities.

It’s rare to find a market that offers both affordability and growth potential in 2025, but Oklahoma seems to have that sweet spot.

It's an amazing market to be in because you can still find the 1% rule and positive cash flow while getting amazing appreciation potential.

Using a Whole Life Insurance (WLI) loan avoids banks but accrues interest, potentially reducing policy benefits—compare this with other financing options like HELOC or seller financing.