But I also haven’t the time to wait because people are people.

@Robert Ellis Since you mentioned panels, have you looked into SIPs at all for your builds? 

Even if it were possible to wait it out and do a "gotcha" at the end, that's just not how I want to treat anyone. 

I don't remember the exact cost when I did it but I remember thinking it was cheaper than expected.I didn't see a comment mentioning that you should just include utilities in the rent and increase it based off that so I'll be that guy.

Finally, someone responded on the 4th day stating they could not cancel it so I decided to wait for it rather than order a different one. 15 days later, they send me an email letting me know to expect the refund for that bedframe.

As already mentioned, you could sell via seller financing to lower AGI, as all you would have to claim is the payment income - until balloon payment received.Did know an investor that had 14 properties paid off and he moved into one every two years to then sell with the $250k single exemption.

And must be pretty significant unreported income if it would have caused $45k in state tax liability.You advised your client to wait past the expiration of state statute.

Your property management rate should be higher—there aren’t many options in the Metro East, and the good ones tend to be expensive.You mentioned that he’s already okay with you removing the tenant or adjusting rent if needed.

Look at Nuvo and their research, mentioned here.https://therealdeal.com/national/2023/11/02/multifamily-firm... 

My point is this, I am actively involved/advising this investor, providing local vendors contacts (handyperson, surveyor, painters, etc) and I "don't wait for them to call me", I call them weekly.