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

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'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.

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.  

I think though your response is a bit harsh.

You'll need a lease, an option contract that will then trigger a purchase contract.

The penalty will trigger upon sale OR refinance.

Having the knowledge is one thing, but only experience will enable a Syndication Team to persevere through harsh economic cycles.