i wouldnt sell a 1F or 2F to buy another of the same- unless it was to cash in on improvements made and/or reduce investment/risk in any 1 property/county - especially with impending socioeconomic collapse at least in usa

When rates are increasing over a cycle, it's usually because employment and lending conditions are improving, optimism improving, more cash on hand, oftentimes more than offsetting higher rates.What I think we can say with a high level of certainty, is that in any given economic backdrop, lower rates would very likely cause higher prices, and higher rates would very likely cause otherwise lower prices.

Inventory in this area is getting increasing more scarce. 

(Although, our duplex more than covers the loss, this property was a means for us improving our financial situation and allowed us to get into the investment game).

There are around 40 families moving here every day and we just don't have the space for everyone, so neighborhoods like that are going to start improving whether they like it or now.

It becomes hard to prove to the IRS what is inventory and what isn't.If there is more than one shareholder of an LLC it is taxed as a partnership UNLESS you are in a community property state.You need to understand that an LLC DOES NOT EXIST as far as the IRS is concerned: http://www.biggerpockets.com/forums/12/topics/7605...You can flip in a C-corp or s-corp and then distribute the income or even loan from there.Personal Holding Company Tax (PHC Tax) is a 20% tax on a corporation that holds passive based income that GROSSES more than 60% of the income.C-corps have NO CAPITAL GAIN RATES.Here is a thread on Real Estate in a C-corp and trying to get it out: http://www.biggerpockets.com/forums/51/topics/1057...

And that's another thing to consider...the CDN $ relative to the US is much weaker than it's been in a very long time, although recently it has improved (for CDNs) slightly.  

It doesnt matter what you paid for the house , ALL the improvements were done by THE LOWEST BIDDER .  

I'm sorry that life has thrown you these curve balls right now and I'm glad you're here looking to make an improvement on it. 

I understand - - lived in Cupertino and chased several deals in Sacro.My point is NEVER be the best/highest value on the block - - you improve everyone except yourself and you starve on the vine!