.: I'd be tempted into doing an STR (maybe with a higher down payment to ensure cashflow, just run ROI numbers) or an apartment complex - I personally wouldn't mess w/ small stuff.

I have been on BP a long time and maybe about eight years ago , a person had a small chance of finding a posted house for sale here that can be flipped.

One person works for a well known home builder. 

@Collin Hays I really appreciate your insight based on your personal experience in the Smokies.

I personally ALWAYS use 30 days as the time frame to close in.

I personally never look at BP on my phone or the app on my phone but i just checked it and its still there it brings up the forum threads maybe BC I already had it ? 

And the fact that you have a contractor you know personally is name of the game! 

Let's break it down with precision:The "Pain" (At First Glance):Your $2.8M sale splits out as:Building (§1250): $2.3MPersonal Property (§1245): $500KOriginal Basis Allocation:Building: $1.6M (depreciated over 27.5 years)Personal Property: $400K (fully depreciated)Building Depreciation:Annual: $1.6M ÷ 27.5 = $58,182Total over 10 years: $581,820Gain Breakdown:Building (§1250):Sale Price: $2,300,000Original Basis: $1,600,000Less Depreciation: ($581,820)Adjusted Basis: $1,018,180Total Gain: $1,281,820Unrecaptured §1250: $581,820 (25% max rate)Capital Gain: $700,000 (20% max rate)Personal Property (§1245):Sale Price: $500,000Adjusted Basis: $0Ordinary Income: $500,000The Strategic Play:Remember those suspended passive losses you couldn't use?

I personally used business credit cards to BRRRR a deal—no money came out of my pocket.

My number one piece of advice is finding a group that you can attend online or in person to keep you motivated and accountable to your goals.