Isn't the whole point of sub-to to gain title with low (or ideally no) out of pocket cost, and get the sellers (hopefully low) rate?

While it’s a helpful quick filter, the bigger picture—appreciation, tax benefits, loan paydown, and compounding growth—often tells a much better story over 5-10 years.The key is balancing cash flow and long-term gains.

Understand the basics of private lendingResearch real estate marketsDetermine your investment strategy and criteria for loans, including:- Amounts- Interest rates- Repayment termsCreate legal documents with a lawyerNetwork with real estate professionalsPerform due diligence on potential borrowers and their projectsBegin with smaller loans to gain experienceMonitor your investments closelyConsider joining a private lending group for additional resourcesStay informed about real estate trends, lending practices, and legal regulations

You will gain the rewards down the road.3) You 'should' claim rental uncome from any source.

The best advice on this topic, in my opinion, comes from 2 books:How to win friends and influence peopleNever eat aloneI am also looking for brokerages to work with or even experienced shadow / intern for to gain experience and additional knowledge.

Analyze properties that need only minor updates and start small to manage costs and gain experience.

If you're looking for cities with the greatest potential of appreciation, I also suggest putting Columbus, Ohio, on your list, as there's a ton of growth happening in the city.No matter where you chose to invest, it will be crucial to work with an investor friendly agent so you're able to gain the right insight on the different areas and the risks involved.

I used tools like BiggerPockets to analyze deals weekly, and building a reliable team and networking with experienced investors helped me gain confidence.

This will minimize the tax burden of the gain you currently have and defers any other gain through the 1031 giving you more buying power going into the future.

BUT for certain rural areas it's worth it's weight in gold because of the reliability factor vs an unreliable or expensive existing utility structure.