Quote from @James Wise:I need to dig up a podcast that I listened to about 2 months ago with Tom Ferry, and the person was giving all the states, You are pretty close to that number on 5 days or more.. 95% range, the industry is very off kilter these days with the low activity of 2023 and 2024 that most people licensed just retired, gave up, or thought they were going to do something and never could get a sale due to bad leadership.

You could do what we call a consolidation exchange.A consolidation exchange is where you sell multiple investment properties to acquire a larger investment property or several newer properties in a 1031 exchange.

This is the sale price of my product and if you don't agree, but from someone else.I charge an assh*le tax.

Get those three right, and you’ll see faster sales.

I'm looking to exchange a multi-use property I own in the Bay Area for a multifamily property (expected sales price $3 million) that I could potentially convert to MTR.

I ran your numbers through my own proforma and I'm coming up with a CoC of 8.38% over 5 years (assumes sale price of $369k).

It is just like being in sales doing the prospecting, need to pick up the phone and call them.

I'm not too sure about a Captains tax, for that I would refer you to your local seaman :)Kidding aside, yeah that's fine, assuming you meet the other requirements of Sec. 121 such as not having utilized the exclusion during the two-year period prior to the sale of the property in question, among others.

We did consider/evaluate that option, and have done multiple flips, but at those points have been under contract since New Year's Eve and carrying costs for another 2-3 months without a guaranteed sale is not the risk we want to assume.

Purchase price: $75,000 Cash invested: $75,000 Sale price: $75,000 This deal included 3 mobile home on one lot.