However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

Buyers don’t care if you shelled out more on the rehab, if you’re priced too high, you’ll end up sitting on the market way longer than you want, driving up holding costs.Lastly if your buying on market, REO or Corporate sellers are dominating and not as willing to negotiate as owners would.

Nobody likes to work hard in the heat.The biggest concern in the past has been winter, but 2024 was the warmest year on record and we have seen +3F on average in every season, which really took the edge of winter (you can call it brown grass season now) while summers are pleasant 75-85F.The cost of living is low, yet the quality of live is relatively high.

Reduced energy costs also leave more room in household budgets, making housing—whether rented or owned—more affordable for tenants and buyers.

For me, over 90% work in tech and have $150-500k for an acquisition and...99% of the leads are buyers.

Some buyers might chose a fence, some upgrades, or maybe upgraded appliance package.  

They get the sale and its not any harder than finding a home for a retail buyer. 

If not, who do you believe the natural buyer is and why do you believe they will pay retail when they can replicate what you accomplished with any number of available properties on the market at any given time?

Look for your states offer to purchase contract online or contact a realtor to get a blank copy. review the agreement to be sure assignment is not expressly excluded. if there is nothing excluding assignment from the contract then writing the words "/And or Assigns" after the name or company's name on the buyer's line should be sufficient.Good luck!

We are at the top of this boom cycle, and the time is not right for the average buyer to make that move in many areas.Keep in mind that the faster/higher the boom, the faster and more severe the bust.