I know that cities/counties do not give approvals for smaller things, like dry wall installed before electricals are  inspected.

With the leak, I'm sure they'd appreciate a safe, dry place to store them. 

Steve Mashura,NAR partners with businesses to peddle whatever wares to newly licensed agents as a benefit that sucks them dry of any start up money.NAR has some lobbying efforts that help with legislation from time to time but other than that pretty worthless.I was REALTOR first year in business over 20 years ago and saw no value.

one of the partners that we went in on the deal with owned two other car washes nearby that are self-service wash style you mentioned and although our full service wash had a much higher average ticket value and overall more revenue, his other two washes averaged less than 1% in labor cost where our full service was would be between 20%-30% on any given day. we ran a detail crew of around 5 people and then had around 10 or so people on hand to handle the car wash traffic. we tried to get away with not hand drying the vehicles after they exited the wash but the previous owner had made that a staple of the business so when we stopped doing it people got frustrated and we decided to keep that a part of the process. in doing so that means you have to pay labor tax!

Then, when I found something that made sense pull the trigger.

As a listing agent, I let my seller know it can trigger the due on sale clause and they lose control of the home but still responsible for the mortgage if buyer doesn’t pay, so most aren’t interested unless it’s a special situation where they really need out and no real buyers out there.

Again I don't think this is a 2024 or even early 2025 type problem, I am more so looking to maintain my current returns, while having the ability to scale further in the 3-5y horizon while tapping into equity built over the previous few years of renovations and property stabilization.Yes a normalized market is a great opportunity to grow the portfolio, which I certainly plan on doing, I just want to ensure I can tap into the dry gunpowder that has taken a lot of effort to create the past two years.

You can try quit-claiming to an LLC after you close, but you risk the triggering the Due on Sale clause that nearly every mortgage has now.

I talk to people every day that are "waiting to see what happens" and "waiting for rates to come down", too many to count.People want to buy property but don't feel comfortable pulling the trigger now with so much uncertainty which has led us to having more inventory since 2010 in Austin.

There were cups and bowls drying on the counter next to the sink.