Most people will sell you on the upside—cheap properties, high cash flow, and a growing city—but they conveniently skip over the challenges.Tenant risk is real.

I might buy 1 property that has cash flow, another that has a great purchase price, another that has great appreciation prospects and yet another with great financing terms. 

I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

So you'll be putting out quite a bit of money to do that, and when you sell, you'll most likely have to convert it back.   

My understanding is that you can sell assets and defer capital gaines taxes in an opportunity zone until the property is sold.

Here’s why this market is so ripe:1️⃣ Mom-and-Pop Sell-Offs at Huge DiscountsA lot of these properties have been in the same family for decades, but now the kids aren’t interested in taking over the business or the real estate.

Plus, if the property is in a desirable location, you may have little trouble finding tenants.However, there are potential cons to be mindful of.

Joe is right, it sounds like if you sell, there may not be any capital gains.

It's an investment property. 

I have had a long term interest in purchasing an investment property and I'm looking to be smarter about this.