I will say unique properties can sit since you are finding the "right" person.

However, a common benchmark is aiming for at least 6-8% cash-on-cash return based on your total investment (purchase price + rehab + closing costs).Always factor in appreciation potential, tax benefits, and personal risk tolerance.

I've built relationships with property managers who have distressed properties in their portfolios that can communicate directly to owners. 

So if you support the "tax the rich" movement you should be applauding tariff's because that "tax" is felt a thousand times more on the person buying a G6 or Lambo than on the person buying Domino's and Diapers.     

Let's break it down with precision:The "Pain" (At First Glance):Your $2.8M sale splits out as:Building (§1250): $2.3MPersonal Property (§1245): $500KOriginal Basis Allocation:Building: $1.6M (depreciated over 27.5 years)Personal Property: $400K (fully depreciated)Building Depreciation:Annual: $1.6M ÷ 27.5 = $58,182Total over 10 years: $581,820Gain Breakdown:Building (§1250):Sale Price: $2,300,000Original Basis: $1,600,000Less Depreciation: ($581,820)Adjusted Basis: $1,018,180Total Gain: $1,281,820Unrecaptured §1250: $581,820 (25% max rate)Capital Gain: $700,000 (20% max rate)Personal Property (§1245):Sale Price: $500,000Adjusted Basis: $0Ordinary Income: $500,000The Strategic Play:Remember those suspended passive losses you couldn't use?

We are a boutique firm in Chattanooga and every agent in our firm is personally involved in either real estate development, owns investment properties or flips homes. 

I've personally sold a number of properties to VA buyers.

Bonus points if you have worked with them and have personal experience.The property is in South Carolina, if that matters. 

Gordon is the owner, I doubt whether he could completely hide behind his LLC to protect personal liability. 

I was sent an offering memo by a broker selling a multi-family building in an area no reasonable person would even consider affordable housing material yet the marketing materials made a point of emphasis to detail how the property would satisfy the need for affordable housing.