Joe, Your observation about the value of the MLS and agents is appreciated.

I'm going to call my tax advisor tomorrow and ask them but I'm not confident in their explanation so I'm looking for another opinion.Thanks in advance and I appreciate the help.

You will need to create a full data deck on the property you own and what the 3-year appreciation, cap upside, etc has done for you.

Tenants often appreciate transparency and may be more understanding of future rent increases if they are aware of the property's maintenance challenges.Consider a Sale or 1031 Exchange: While you've expressed concerns about commission costs, it might be worth re-evaluating the long-term benefits versus the immediate costs.

They appreciate top-notch services, industry knowledge, tech advancements, open dialogue, teamwork, and strong ethics.

Here are the projections for 2024 to give an idea of expected returns:2024 IncomeLong-term Income$8,400Gross STR Income$45,500 (based on AirDNA projections)Additional STR Income$5,915 (mostly cleaning fees)Total Projected Income$59,8152024 ExpensesSTR Expenses$16,453 (32% ratio)Mortgage$34,476Insurance$707CapEx$3,600Taxes$2,729Total Expenses$57,965Projected Cash Flow$1,850CoC Return2.79%2024 Additional ReturnsPrincipal Paydown$2,930Equity Appreciation$16,200Mortgage Interest Deduction$7,571Total$26,701Total Projected Returns$28,551Projected Return on Investment43.1%Projected Return on Equity21.4%The CoC numbers are not impressive, and the property only cash flows as an STR, which carries some risk.

-Multi family BRRR (may be best for scaling and appreciation in the bay area?)

Example: The value subjected to capital gains of the rentals will be approximately $400,000 due to appreciation. 

They have been investing in Columbus for the strong appreciation and cash flow.

If you can go deeper than 7 feet then by all means go for it, but if you can only dig it out to the legal 7 foot ceilings then it's still worth it since like you said in your location someone will rent it for $1300.