Without the out of state pressure those values I think would have rarely climbed out of the 2 to 3 % rule as that is all a in the know investor will pay for the risk/reward of the current condition of those areas.. most all of the commercial has closed  so its really just schools and homes..

For bills and other expenses I charge them all to a credit card that has good reward points. 

Welcome to the real estate industry, and congratulations on starting your wholesaling adventure.This journey will be both challenging and rewarding, offering you countless opportunities to learn and grow.

Seems like an outstanding opportunity for those who see the possibilities, can property evaluate the risk/reward opportunity, and can execute.Every suggestion that I had in my post I believe has large possibilities but because the San Jose ADU lot split rule is already approved, it seems like an almost cannot miss (assuming no RE crash).  

More risk, more reward. 

Next is understanding risk/reward analysis.  

Once again, it isn't for everyone, but the sacrifice can be rewarding in the long-run.

The tax code wants to reward those who hold on to it "forever" and penalize (or at least claw back some of the benefits) those who exit.

So "hack" it, hitch your wagon to the right "Rising Star" and enjoy the rewards together. 

What is $40mm in 2024 worth from both an inflationary standpoint, US dollar devaluation standpoint, and in real estate what could you have leveraged with the same $2mm investment in another market, plus risk/reward 1 $2mm investment versus 5 $200k investments.