Thinking back to many years in real estate and having trouble remembering a "normal" market, if it exists, what does it look like?

There is a $2500 limit ...you’re Referring to the 2016 de minimis safe harbor election taxpayers can take for the improvement of existing property that otherwise must be depreciated?

If anyone knows the Virginia market, this property is located in Petersburg, VA in case that influences your feedback.I have negotiated subject to and owner financing to purchase the deal using the following structure: I will pay $8k in cash I will take over the existing $59k mortgage payments (28 years left) of $506.70/mo PITI paymentsThe owner will wrap the remaining $8k into a second 15 year mortgage of principal only payments of $44.44/moTotal monthly payment $550/moThe Deed of Trust will transfer to me at closingI will sell the property via Owner Financing to a tenant buyer using the following structure: Purchase price $85kPay $10k downI will finance the remaining $75k for 10 years at 10% interestMonthly payments of $1000/moBuyer may cash out anytime after the first 5 yearsTenant buyer covers repair costsDeed of Trust transfers when tenant buyer cashes property outBasically this strategy is a way to get all my money invested out of the property and avoid typical rental property expenses to keep all of the cashflow.

Or..............if you were the listing broker wouldn't you just go to one of the 2 existing tenants and teach them brrrr. ie - You are currently paying 1000 a month...

If a property has an existing ADU, does this regulation mean that it can only be sold to an owner occupant and not to an investor?

Also, it sounds like a HELOC might be a good option for you, have you looked into this option with existing properties? 

If the rental cap did not exist until now then you have every right to ask to be grandfatherd or being exempt from this cap until you sell your home.Talk to other landlords or like minded owners who can support you in voting this down.

My question is simple; invest the $50K in a Recast on an existing property, or invest the $50K in another property? 

Most beginners after their first year worry about how to deduct all their losses instead of how to reduce taxes on their (non-existent) profits. 

With our values increasing so rapidly over the past year (in particular), anyone who purchased 12 months ago has seen amazing returns on both rents and overall value of their properties.The main thing to watch out for in Seattle is the rental rules and regulations within city limits.