@Sam BoothTrim trees (don't cut down), flowers or plants along walk way, paint door, river rock or some stone where bushes are, Dark mulch around tree, plant grass, drink a beer and call it a day.That said, I have no idea about the ARV in the neighborhood so that could be too much work...or too little.

The benefits  to us have been: fed tax credits, property tax exemption, lower electric bill by a whopping 85%.

Over the next 5 years we'll tap into USDA and state wildlife programs to completely rehab the grasses, shrubs, deciduous and conifer trees with no less than 4 dozen different plant species seeded or planted.

Over the next 5 years we'll tap into USDA and state wildlife programs to completely rehab the grasses, shrubs, deciduous and conifer trees with no less than 4 dozen different plant species seeded or planted.

Then later today the investor chose to include me in a group text he has created with other people on the road leading to the housing project about how great of a victory it is that he’s gotten the dumpster moved and that he will be cleaning up the space and planting grass and greening it up come summer.

The "hype" of things is often more dangerous than the actual event.I think the FED who is smarter than me knows this.I don't think we will see sub 6% rates in the near future and that's a good thing.

Less expenses: Stop going out to eat so much, trade your car for a cheaper one, sell the $5000 golf clubs for $1000 ones, 1 vacation a year instead of 2 or 3 a year because "I deserve it", cut the grass yourself.I am being a little silly, but seriously get on a budget and see what you need to do to cut expenses or where you can work a little harder.

I am very easy to get a hold off and it's unfortunate that you took this beyond the point of return.Over time you will find out that the grass is not always greener on the other side.You questioned our integrity by claiming that we ripped you off through the rehab and maintenance.This is definitely not true and we have logs/receipts to prove this.With all that said, I'm sorry for disappointing you and not meeting your investment needs.We do our best but sometimes it just isn't enough.I believe that as of the 1st everything has been smoothly transitioned to your new property manager.If we can ever further assist you, don't hesitate to reach out as we would be more than happy to do our best for you.Much success

Equity REITs (not mortgage REITS) are truly great though and have returned 1.5-2.0% more than SP500 over last 20/25/50 years in multiple retrospective studies, and are a great value purchase right now due to being beaten down by fast FED rate rise last 2 yrs, however to get best tax benefits, buy them only within a tax advantaged account like 401k/IRA etc as the big dividends are taxed very high at earned income rates.Good luck, wishing you and wife all the best on your investing journey :)               ps don't ever keep cash at a bank, park in your brokerage account and buy USFR, a wisdom tree ETF, pays 5.39% interest, holds only 8 week US treasury floating rate notes, so you don't need to worry about FDIC or SPIC insurance as only way US govt doesn't pay is if we get nuked, then you won't much care about cash yields, just non-radioactive water. 

I understand that PA finally conforms to Fed IRC 1031 eff 1/1/2023.