When it comes to the very traditional investment products that fund retirements and pension, yes, fees are not always aligned with performance.

Consider too health insurance that has an HSA component too.

So far just a few soft spots but no major gotchas which is always nice.. there was worry about pipe being delayed but our contractor got his order in and I see it arriving on site.. same with a few of the manholes I see there arriving now.. so if we can get our components we should have shovel ready lots by end of Sept.

Though there is debate in the industry, I have found that associations with strong (80%+) component funded balances weather unexpected or more expensive than budgeted repairs much better (i.e. no special assessment) than those that rely on a 100% for the necessary fund balance.

I think reading/education is ongoing key component of the RE growth journey (or any journey for that matter :) ). 

In many jurisdictions, the assessed value has a land and a building component. 

1031 if the property is used in a trade or business, or held as an investment.QOF.Installment sale as the property is not mortgaged.If you have depreciated capital assets, harvest the capital losses in the year of sale.Offset with a large retirement account contribution in the year of sale (if possible).Offset with a large donor advised fund contribution in the year of sale (if it aligns with your goals).All have their own pros, cons and risks.

I always hear about how cosmetic upgrades and adding bedrooms/bathrooms raise the ARV, but I also hear that some items do not raise the ARV.For homes that were purchased with poor components such as a distressed pillar and post foundation, galvanized steel piping, or knob and tube electricals, does replacing them with modern components raise the ARV for a higher cash-outrefinance down the line?

@Yash RastogiThere are dozens of multifamily groups out there.The trick is to find one that aligns or best fits with what you want to do.Which group has the best “culture” to fit with you?

@Ann Anderson Some here have said that the contract is not binding without the deposit being tendered, so let's look at the elements of a contract.The three major components of a contract are offer (your written offer), acceptance (the seller accepts your offer) and consideration (something of value changes hands).So at first glance, it appears that you might be of the hook without tendering that deposit - HOWEVER - there is case law that treats the offer itself as a thing of value that can satisfy the need for consideration.