If you have a lower rate locked in currently and have no immediate needs for additional capital, then you should wait.

You sell this property immediately after rehab (maybe 3 months instead of 6) and get, lets say 95k back after expenses. 25k is profit.

We've owned them for 20-plus years but the recent property tax increases have negatively impacted our cash flow as have major repairs such as roof replacements, AC units, etc.

I have lengthy conversations when tenants move in about letting us know immediately if there is a clog, to stop using the plumbing if things are leaking, that they will be responsible.

@Caleigh McDonough House hacking with 5-10% down is viable if long-term appreciation and equity building align with your goals, even if the property doesn’t cash flow immediately.

: I understand that there is commercial and residential, but there has got to be subgroups While I don't think you need to niche down immediately, some specializations in residential RE are:- Co-op- Condo (incl. luxury)- SFR (median pricepoint)- SFR Luxury- MFR- RentalsThere are a ton of commercial RE specializations including retail (various types), restaurant, other food/bev., warehouse, storage, and dozens more.What should I expect when first coming into the profession ?

@Saika Maeda If you pay the buyer's agent commission directly, it becomes part of your property's basis (purchase price) rather than an immediate tax-deductible expense.

If the mold is caused by a leaking pipe or water getting in from outside, then you should hire a contractor to stop that intrusion immediately, then dry out the home and remediate the mold at your expense.I also recommend reading and sharing the EPA Mold Guide.

The timeline depends on the lender but lenders will allow delayed financing up to immediately after closing to three or six months after closing. 

Secure the house immediately.