totally hear you, pre 2021 in knoxville was a totally different ball game. again depending on your goals and strategies, your expectations aren't unrealistic. some deals may require more of an investment to make the numbers work like one of my student rentals that was a full gut project and took nearly a year to complete yet it spits out 15% cash on cash returns annually and i purchased that late 2022. investing in general is a risky endeavor, it's all relative to ones own risk tolerance depending on their position. we try and make calculated risks and look to evaluate multiple exits before pulling the trigger, yet there is still some risk involved. maybe a reit or syndication is the way to go if you want to be in real estate yet don't want to take on the properties yourself. either way i'm happy to make some local connections. 

I have had to advise customers that the small addition to their house , when pulling a permit will trigger the inspector to make them add fire sprinklers to the whole house , hard wired smoke alarms , upgraded electrical panel , plant 15 trees . 

Hi Tori, Selling the property could trigger capital gains taxes, especially considering the significant appreciation.

I'm also looking at properties in Alabama and Indiana, but haven't pulled the trigger yet due to personal complications. 

Judicial are ordered predominately HOAs and Condos, while non-judicial sales are triggered by Fulton Co Tax Commissioner.

First-time poster long-time reader here.In short: My husband and I finally pulled the trigger on our first Flip investment here in the Tampa area.

Also you risk triggering the due on sale clause when you move a mortgaged property into an LLC.

This can trigger unfavorable tax rates when the property is sold, plus there are potential loss limitations, transfer issues, distribution problems, etc.  

Furniture, mattresses, pillows, linens, towels, bath mats, soap dispensers, hair dryers, iron, ironing board, vacuum, a FULLY stocked kitchen, TVs, cable, internet, rugs, outdoor furniture, hot tub (maybe?)

You also deal with endless bull **** with there’s not enough cups, I can’t find the house, I saw one hair in a corner, I thought this was going to be as good as the four seasons, yada yada.