Now summer is fairly good, but winter stinks. 

@Marc Winter has some good advice above for you.

And evaluating the track record is a call that's made first by the taxpayer or their CPA, and ultimately by an IRS auditor (should one get involved). it is very true that the IRS cares about intent with respect to capital gains in real estate -- I've certainly seen cases where the statutory timelines were less important and the identified intent of the investor.with respect to determining whether you qualify as a developer or an investor, it's much more of a "forest" than the "trees"...so holding any given investment for 14 months prior to a flip is certainly no guarantee of receiving long-term capital gains treatment.I hope this helps.  

Purchase price: $150,000 Cash invested: $35,000 Sale price: $251,000 The address is 1225 Oak Forest Ct you can look up the full renovation details and pictures I did to the property brand new kitchen, Lvp, carpet and Bathrooms.

My point is that maybe you’re focusing on numbers that may be unrealistic, and missing the forest for the trees.

Work force that already exist in Oregon the concentration of Silicon Forest that already exists etc.

Liquidity is a good point, but muted by the fact that many real estate investors never intend to sell out entirely for estate planning reasons and that they can gain use of the equity by leveraging the asset if they need to.

It has been a very long winter, and for investors and real estate pros alike, the season is off to a brisk start. 

I'm a huge skier and have been traveling to Tahoe for summer/winter for over 14 years so this definitely piques my interest as a possible future opportunity. 

It seems fine in the winter months.