Those are built like a tank and you can refinish over and over again.Just be prepared to have more ongoing repairs with the cheaper materials used on a property like that.

In this area, the two soils engineers I've used most often are McDowell and Associates, and Soils and Materials Engineers (SME) - but I don't know if they have branch offices in the area near your problem site.Best of luck with it!

(after I deduct all the labor/material costs).

One alternative planning approach is called a Lazy 1031 Exchange, but getting the timing right on this can sometimes be tough.

Just seems to reflect the reality of generally tight market conditions across most of the U.S. currently, tough to find higher returns.

For tax purposes, it’s about whether you pass the 750-hour rule, the 50% rule, and meet the material participation requirements.

Best to err cautiously and not really anticipate changes until they are material.

Quote from @Andrew Steffens: It is tough to find positive CoC but not impossible. 

Last I heard from a friend of a Guru, greater than 95% of those pay $40K plus for these plans, never even open the materials. 

Came up with a little mental "que" or montra if you will the other day while driving to help me through those tough mental days, and wanted to share...."