I've had one recent multifamily deal in Florida exit with a 32% IRR and one hotel deal in Atlanta refinance and return 110% of the original invested capital through dividends and the refinance and the hotel continues to make regular 16% distributions.  

I'll continue doing my diligence, using your posts as another guidepoint. 

I believe Hawaii will continue regulating STR and it will be harder to make the numbers work. 

Here is a fresh example, and it actually came from another tax firm (not mine) specializing in real estate.Let me briefly tell you why I crossed out their pitch:Strategy 1: depends on your 2025 projected net income vs your 2024 net income, among many other factorsStrategy 2: can backfire amidst the uncertainty of future tax rules regarding bonus depreciation, and also ignores alternativesStrategy 3: no rush to do it before December 31stIf you decide to continue reading, I will give you a high-level overview of the most common EOY tax strategies, obviously without an actual discussion of each one.

For instance, if he paid $40,000 to buy a house and sold it for $80,000 with $10,000 down, he could keep $10,000 in reserve  and tap into it to hire attorney, file eviction case , remove defaulting buyer/tenant and continue paying off investor loan (if he used PML to buy that house) while looking for the next buyer to sell it.

Right now its slim pickings in real estate for properties that will cash flow or see any significant appreciation. of course they are always out there but a lot harder to find.The other question is why do you want to continue to grow?

and as they sell you continue to 1031 them back into new DSTs or back into bricks and mortar if you're tired of retirement. 

What I would tell you is that as we built our portfolio we continued working our full time corporate (cubicle) jobs until we had 20 units (self-managing them along the way).

And it's a rather low bar to get over for anyone wanting to continue to wholesale. 

Places like Texas where you’re at will likely continue to face significant insurance increases given more weather related events which makes it challenging To pencil, but if you have good population growth, things should even out.