@Tom Rairdon If you’ve owned your short-term rental (STR) for over a year, it likely qualifies for long-term capital gains (LTCG) treatment, taxed at lower rates (0%-20%) compared to your 33% ordinary income bracket.

Most people who are affected by rent tend to be on lower socioeconomic rungs anyway and thus have less political heft to swing around.

Essentially lower my taxable income by $117k?! 

There are aggressive lenders out there with lower fees for experienced flippers.  

Not sure if that’s because I’m lower in the pecking order or if they are telling all investors it will be the later date.I’m also concerned with the potential impact on building costs.  

The median home price in Milwaukee went up 8.2% in 2024 - and I had to do nothing but wait, compared to a 4 month major construction job.So yeah: BRR(hold) and maybe refinace at some point if/when rates get lower

Tenants in many markets already believe they pay too much (contrary to recent studies that show rent to property values have never been lower for the large US cities).If my insurance costs are not double my current rates over the next couple years, I will be pleasantly surprised.  

I would also target ones that are ideal for renting out when you move out so maybe do a lower price point. 

This is lower than usual though.Not complaining, just find it interesting. 

Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently.