However, very glad that we pivoted to mid-term rental approach around $4,500 to $5,000 that has helped address vacancy.

While prices have risen, there are still opportunities with the right approach.

As time went on, prices came down because buyers saw the challenges with rebuilding--trade labor, insurability, not knowing what will be built on adjacent lots (like one lot where the owner built a house that looked like a concrete mushroom and that devalued the adjacent new construction homes built to more conforming architecture), and so on.The weakness with moratoriums such as these is that it is now illegal to offer less than FMV as of 1/6/25--but what was FMV on 1/6/25? 

It sounds like current challenges are:* how you currently feel today about maintaining property* how you currently feel today about that particular house that you lived in and made niceIt also sounds like there are a few logistical/ timing/financial challenges such as:* the logistics of a 1031 etc.* logistics of maintaining out-of-state property and tenants* having time to research enough about this while moving across the country to be confident in your decisions and planning* having time to research other opportunities, what could be done with the money if you soldReason I bring up the emotional stuff because yeah property is a hassle, but there may be another vision that lets you get everything or most of what you want, with a little bit less hassle, or hassle in a way that bothers you less.

Sounds like a challenging situation all around I would  not cancel the deal, but if he dies and it goes to the estate and probate you may want to start looking for something else just in case...Best of luck. ...

I noticed that its mostly for fairly large multifamily properties, like 100+ units.All other things being equal, at what property valualtion do you think it starts becoming a more reasonable approach?

She jumped into the BRRR method and found some unexpected challenges, but also some great successes.When I started out, I realized that having a solid network was more valuable than any textbook could teach me.

What are some areas in the state that wouldn't present any challenges in finding a tenant? 

Challenges?

Then if/when another good deal comes up, you can approach a lender and look at leveraging either of the properties in order to fund the down payment of the new property.