Consider the cash flow timing - you'll recognize that gain in 2026, and unless the QOF does a cash out refi in the next few years, you'll likely need to source the cash to pay that gain from another source. 

And most of the value in the opportunities has been scaled off by all of the other players.Ok I’m gambling on the other side….

You might be able to find some materials online but you gamble on the quality.In my case this is what I follow:- Construction material locally so we quickly can resupply - Flooring locally (I find better prices and service this way)- Plumbing locally (I bought online for my first remo and quality was really bad) locally are more expensive but I don't gamble anymore as plumbing is something that is always a time constraints to complete and continue other works.- Electronic fixtures like fans, etc online.

@Renee JonesSounds like you need hard moneyA hard money lender could fund this but recognize they won’t pay a contractor upfront they will only pay when portions of the work are completed.

While we would like to cashflow at some point, we recognize that is likely downstream.

You just have to know how to recognize it.

California does not recognize series LLCs.You also want to look at whether a pass-through entity helps your bottom line and your taxes.

People who can't, or won't, afford to pay up for excellent representation will be gambling with the biggest purchase they are likely to ever make in their lifetime.

I have a google voice and certain sites recognize my voice number and wont allow me to use it.....so Zillow might be one

@Jay Hinrichs has stated that there may be some of (1) high risk involved also, that has not been recognized by those victimized.