I already have land holdings near Everett that will certify out at 304 salable density bonus credits.To play this game, I get certified and then "clip off" the transferable development rights for sale to urban developers in the county, who can cash them in for an increase in dwelling unit density from an original 22 units/acre to 58 units, and building heights from 45' to 75'.

The most useful switch I made was from a vendor who kept insisting the water was fine (it wasn't and no, the chemicals didn't just need more time) to a true pro who doesn't gouge us for maintenance and does a consistently great job.

It's true that the market is softer in the higher prices but I'm not writing any offers anywhere near asking price in any price band in this market.

I'm presently a facilities engineer by trade, who does some construction and maintenance for landlords on the side, hoping to get back into the private real estate game.

These will be LTRs and I will most definitely be playing the long game with these.In addition, as rates go down in the future (hopefully) I plan to refinance as most of us do.

If this is true, the good news is that the property is worth more than the loan balance. 

I would get back to local real estate investor meetups so you can connect with locals to the area and kind of get back in the game slowly that way.

Just keep in mind that entertainment expenses—like taking clients out for a show or a game—aren’t deductible anymore.And, yes, you can deduct 100% of your education expenses if you’re already a real estate investor.

That 95% makes sense as an appreciation return, but for true CoC, you’d need rent income factored in.

The numbers seem too good to be true, but I tried to use pretty reasonable estimates throughout.