P.S. also reach out to experienced real estate agents that cater to buy and hold investors and let them know of your intentions and availability.

I am completely self taught intentionally.

If I sell- the equity (assuming it sells with a resulting profit) I have every intention in a 1031 or 1231 deal for another property in the PA, Ohio area

From there once a deal makes sense, pull the trigger, a lot of folks get stuck in analysis paralysis and I’m not saying don’t do your due diligence or be smart about it, but acting quickly and with intention will benefit you greatly in the long run.

That tells me the bigger issue might not be just the yard, but overall curb appeal or pricing.More Cost-Effective FixesInstead of a full sprinkler system, here are some budget-friendly ways to improve the yard without draining your wallet:•Fresh Mulch & Gravel: Super cheap, easy to DIY, and instantly makes the space look intentional, even if the grass isn’t perfect.

As you mentioned intentional flips are typically considered inventory-This means the income is ordinary income and as such: - Is not a capital gain, so hold time of 1 year does not change to a better long-term capital gain rate - Can not be invested in a QOF Deductions related to it can't be pushed or changed- all costs are accounted for with the inventory component 

Intentions are to rent the house out next year and find a new primary.

yes thinking to buy a multifamily with 5% down with the intention to live in one of the units

Apparently I quoted your response but my intentions was to reply.

To sign that with the intention of living elsewhere during that year constitutes mortgage fraud.