@Huso AkaratovicYou may be eligible to exclude up-to $250,000(if not joint - otherwise its $500,000) of the gain if you lived in the house for 2 out of the last 5 years via section 121 exclusion.I wouldn't wait till the very end because you have to factor in the time it takes to find a seller and close on the property.

Please reach out if you would like more information.The most important factor is finding a good company to partner with in a strong market.

I will also be doing a continual review on my success (in detail) with my two main marketing methods - direct mail and online marketing.      

Do you prefer replacing a single larger roof or five roofs on five different homes; do you want to keep going from home to home to keep replacing water meters, or you'd rather fix one main unit that has all five units attached to it; do you want to  pay your attorney five times for five house closings or rather pay a fee once to close a five unit home.

@Brandon Yeager excited to read this for many reasons, but mainly because it's pretty complex!

I think NYC makes better sense on all factors except housing prices but maybe that's why he split the baby with VA.  

All in cash investment was $12,900 and you're profiting $3786 before you factor in regular maintenance and repairs into the deal annually.

They return a 30-50% IRR which takes into account the time factor as well as the total return, not just the cash on cash holding return.Like you can buy an 800k$ property (cash to make it simple and leave out financing which just puts fuel on fire for returns)  then put in $200k in repairs. 

50% rule I think is a great napkin rule and if you do better great but if it does not work at 50% then you need to look at other factors IE will it appreciate to an extent that a little negative is OK.most on BP cringe when anyone talks about negative cash flow. and in markets that simply don't move or the rentals are all priced based on income..

@Ilya Reznikov yeah, these sub-forums don't get a lot of action but do feel free to post in the main Texas forum.