But still, there are transactions at 5 caps.

It’s temporarily lost its shine because of the slow down in transactions.

An agent told me that 9/10 transactions they handle are cash and not financed - so i think in this particular submarket going in with financing really weakens you.  

Incidentally this is the perfect scenario where a checkbook IRA is going to be far superior to having to go through the custodian for every transaction. 

@Kris L.I would connect with @Josh Green, I would not be surprised if he dealt with a transaction in your neighborhood and he is a local expert on all fronts.

Real estate transactions, especially flips, come with specific tax implications such as the potential for dealer classification, short-term capital gains, and cost allocation for renovations, which can significantly impact your tax liability.

Even then, the IRS may scrutinize the transaction if it appears the intent was to immediately convert the property into a personal residence.Additionally, if you eventually sell the property after converting it to a primary residence, you may qualify for partial benefits under the Section 121 exclusion for primary residence gains.

All real estate transactions in SC must be conducted by real estate attorneys.

.- Cities like Toronto will levy another tax (Vacant Home tax) equivalent to 1% of the current assessed value of the property if the property is not occupied (rented, owner-occupied, family occupied, all count as occupied)- Land Transfer Tax: while the Province of Ontario charges anywhere between 0.5 - 2% of Land Transfer Tax when your transaction closes, you should expect to pay this amount twice if the property is in the City of Toronto .

. $275K acquisition  and you believe a 40 year amortized loan is necessary to make the numbers work, this transaction may have bigger problems.