Landscaping will have the largest effect on the resale value vs a kitchen or bathroom.

But when you focus on EFFECTIVE purchase capital requirement, notice how that 1 little change of wording totally shifts mindset, focus, everything. 

This will primarily effect tenant's sales and your ability to re-lease when tenant moves out.You have building risk: primarily, how easy will it be to re-tenant if your tenant goes dark or leaves.  

Many real estate professionals pay little to no taxes by using these strategies in combination with 1031 exchanges, creating a snowball effect of tax-deferred wealth.

Short term, assuming the real estate lobby doesn't sue this to keep delaying/appealing, once it goes into effect there will be no more broker fees paid by tenant *unless they hire the broker*Some long term effects I can predict already: - Landlords now having to absorb broker fees will bake this into the rent (e.g. how "no fee" units typically are priced a little higher than other units) - Real estate board will require another document (or checkbox) for tenants to sign stating that they're hiring the listing broker and responsible for compensating them for their fee *if* they apply and are approved- Regular New Yorkers will have an even harder time to find an apartment because you cannot legislate/regulate away a housing crises... 

I'd see if the employer would let me receive part or all of the bonus in 2025 for a number of reasons:- More time to pursue and execute tax-saving strategies- (Possibly) more time to hold on to the $$$ before taxes are due (2026 vs 2025)- Chance that, post-election, there is a possibility that there could be tax changes effective 2025 that could possibly help your situation. 

The irony of the 1% "rule" is that those who could even use it effectively don't need it, ie if you need to spend more than 30 seconds thinking about whether it fits the guidelines you're probably not educated enough in RE to use it anyway. 

I have 11% taxes and they charge their fees on taxes also so my effective rate is higher since I don’t keep the taxes but pay the fees on them.  

When selling for sale by owner (FSBO), ensure all legal documentation is in order and consider consulting with a real estate professional or attorney to handle the lease transfer and legal aspects effectively.

Quote from @Karl Kauper: In my 20+ years as a landlord in three different states, it’s my experience that the owner can screen more effectively and find tenants way more quickly.