At this time there's no other IRC section that can work around the state issue.

Real estate always goes up with time unless the area turns on you, for example SF.

@Chris Seveney Yes, plenty of times and have much experience through work/career, just looking to do this on the side for myself now. 

I’ve been at this a Long time, and almost all these people bragging on how they made money anticipating the last crash (or boom) get the next one COMPLETELY WRONG.

Just need time.

A few places I'd recommend you look into:Madison - it has been up and coming for a long time now and I believe there is still going to be a lot of growth here over the next few years.

If in Texas and if doing them correctly.The reason for this is a note is needed (and deed of trust) to allow a remedy in the event of default and to also solve DTI issues for the seller (by showing a new lender the note and timely payments).I hope I do not get BP crucified - it is just the way all attorneys who know what they are doing in Texas do them.Stay safe out theirAlan

My investors have had much safer returns buying "done" versions instead of doing the rehab themselves because of the cost, time, and knowledge.

But still found it odd that they burn employee time for no water usage.

I am personally invested in @Chris Seveney's fund (and have invested a couple of times into it) if that says anything.