We mostly buy rentals but will do an occasional flip in a market with strong sales comps.The markets buy in are DFW, OKC, Tulsa, Houston, Little Rock, Memphis, San Antonio and Birmingham metros. 

Haven’t had a chance to research STR permits in Sac yet but writing offer for a unit today.   

An agent is not guaranteeing you a purchase or a sale.  

If we become heavily restricted, what chance does the rest of the DMV have to get their own regulations that make sense?

Appraisals, Lenders and Rates : Beyond the transactions that were literally in process (sales, listings, leases, seller carries) are properties that remain amongst vacant lots.

Zach also explained this to me on the phone so I knew it wasn't a sales pitch when my tenant did it.

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.

And since you are licensed, you can potentially do some sales on the side to increase income and save up for investing.

When you go to sell, you're subject to tax on the amount of profit between your adjusted basis and sale price, not your purchase vs sale price.Recapture is not repaying the depreciation.

Starting with a small multifamily property is a fantastic idea—it gives you a chance to live in one unit while renting out the others, which can help offset your mortgage and build equity faster.