Not too bad when the inventory is low, the number of sales is low (like a 30 year low), interest rates are high and prices are high. 

I agree with a lot of of the things you wrote above concerning the benefits, etc.

Good point did not realize it was OO prop..  

I think I was fortunate to find a roll outside of real estate to diversify my income across two different sectors of the economy. 

When it comes to experience I have facilitated my fair share of successful projects, however the point still remains that I did not complete those deals completely independently.

Property managers can make or break your out of state experience.

So many times investors start with a Realtr who just wants to make a sale and they have no idea about the rental market.

I feel like there's still people trying to make BRRRR deals work close to the city and the truth is it's nearly impossible given prices, rates, and the cost of construction.

Welcome to BP Frank and best of luck investing!

In order to defer all of the tax, you must purchase at least as much as your net sale and use all of the proceeds. if you purchase less than what your net sale you would have to pay tax on the difference, and you would shelter whats left of the gain. 2.