We lived in two of the last five years up until July 2026.I haven't been like I should watching the market like I should.

My experience currently involves but is not limited to; breach of contract, embezzlement, coercion to include extortion and blackmail, and bribery from both lender and two NEW WESTERN agents.

The other two don't take into account the time your money is tied up.  15% of ARV is great, if your flips take 3 months. 

This will give you two documented forms from now on.

Hey Tim, For the REPS status, you need to pass TWO tests to offset the losses generated from rentals against your active income. test 1. 750 hours in a real property trade our business and more then any other activity. test 2. materially participating in your rental activities. 

Heathbrook has 61 active, 13 pending, 21 canceled/ expired, and 46 that have leased, so not as bad as the other two. 

I can build a 4-plex, four two story units side by side, with a total of about 5000sf for about $1m, land included.

I am considering selling a two-unit in West Texas, but only one duplex has been sold in town in the past eight years.

Any one of us could give you our two cents on the math of it, but only you can decide if it makes sense based on what your specific goals are. personally, i paid points on my house because my goal was lowest possible monthly payment.

Property Management Is Still WorkEven if you only have one or two tenants, you’re still a landlord—which means handling maintenance, lease agreements, and potential disputes.