Interest rates or property taxes spike, squeezing your cash flow?

Sellers can avoid paying transfer taxes to the county, while buyers are spared from facing significant property tax increases.However, it's important to note that lenders typically only approve these loans for properties with five or more units.

I'm not sure how attractive the numbers will be however when looking at HOA dues, insurance, taxes & the unpredictability of future costs with HOA dues.

You’ll have 45 days from your sale to identify them and you’ll have to buy enough of them, and only them, within 180 days of your sale to meet your 1.1M requirement, or face taxes.

Too risky for us.Regarding additional guest packages, you can easily change your tax situation by offering what the IRS calls "significant services".

Here are the key numbers:Potential purchase price: Mid-$400k rangeAppraised value: Estimated at ~$500kRehabbed comparable properties (comps): ~$580-600kMonthly PITI (with 5% down, including mortgage insurance): ~$3400First-year PITI (with 2-1 buydown): ~$2900Monthly income (after taxes): ~4-5kLiving expenses (utilities, groceries, etc.): ~$1600Savings available: ~15-20% of the purchase priceCash to close: ~$34kRehab estimate: ~$34kRemaining reserves: ~$20-25kTo fully fund the rehab, I’d need to come up with an additional ~$15k in the short term, which I anticipate paying back quickly once the rental portion is generating income.

In many places, daycare costs, commuting, office clothes, taxes, meal prep, all take up a working person's full income when you switch to going back to the office.

These are leased to businesses (like chain stores) that cover taxes, insurance, and maintenance, making them much more hands-off than residential rentals.Real Estate Syndications / REITs – You can invest passively in commercial real estate (apartment complexes, self-storage, industrial, etc.) through syndications or real estate investment trusts (REITs) without being a landlord.Hard Money Lending / Private Lending – With $500K in equity, you could act as a private lender, funding real estate investors who flip homes or develop properties.

I understand I wouldn't get the benefit of tax deductions, but what else am I missing that makes this a good deal? 

And of course we're in agreement on consulting a tax pro.