I am thinking in running a mail campaign to hit some deals off market.

As many have said here, back out and take the tax hit.

I'm working on obtaining my first student rentals in MN this year, with a goal to hit 50 properties within 5 years. 

@Ryan YuI would hit up @Dave Foster, 1031 specialist.

There has been a flight to the more quality areas of Austin.I agree on us having hit the bottom, time will tell but I think we'll see demand increase and rates decrease over the next few months Yeah - I was more talking about outlook for 2025+, I think the correction has likely completed (just opinion) 

Occupancy has remained strong and PadSplit is hitting new booking records regularly.Here are some articles to review in the meantime:1. https://www.padsplit.com/host-resources/news/how-affordable-...2. https://www.padsplit.com/host-resources/news/why-padsplit-is...

NEVER let it go to Foreclosure (auction) That hits your credit for 7 years and 300 pts and depending what state you live in the bank can come after you for the deficiency.There are many options and way to many to type out here and explain so feel free to call me at 636 685 2990.

I claimed for years 1) initial cash flow and cash flow over a long hold have a poor coupling 2) that I would purchase a property with negative initial cash flow.  3) I cared about total return and did not give a $hit about cash flow if the other returns produce an outstanding return 4) that cash flow is my least favorite return because it gets taxed annually. 

It simply amazes me how many landlords never look at the law until they are hit with a non-paying tenant or some other issue.  

I doubt you’re going to get a stranger to take a $250k hit for you. ”So  your friend has to tell the IRS he lost $900k and ask for a $250k tax refund.