There are some great opportunities out there but there are also some cautions you need to have, not everything has the occupancy and the high ADRs that we saw a couple of years ago, there are still some money-making machines but you need to invest in something that's not a commodity and make sure your investment really stands out from the competition, there are more units coming into the market in the next couple of years.

@Bryce Jamison - There are also other reasons you can disallow an ESA:1) The subject property has 1-4 units and one is owner-occupied.2)The rental is a single-family home rented out without the services of a realtor.

Meaning most our clients saw an overall 25% + spike in revenue after we started to manage their unit.

We have 5 SFH subto and 70 units multifamily on seller finance.

@Atlas Blake House Hack a multifamily that has value add potential whether cosmetic fixer and or adding units to it.   

It also seems to imply that illegal units will get amnesty (note an ADU law providing fed a 5 year amnesty on unpermitted units, but this seems to be a perpetual amnesty).Thoughts?

“The problem is that in 1997, when the maximum exclusion levels were added to the tax code, they were not indexed to inflation,” says Evan Liddiard, CPA, director of federal tax policy for the National Association of REALTORS®.

I never had any of my own funds tied up in the house.You should make sure to ask an accountant if that rule changed with the recent tax changes in the United States.

The vacant unit is fully updated the other unit is not.

We are looking for properties in a B or C area with a B or C rating and most importantly, the investment property should have a value-add capability.Ideally, we are looking at properties between 50 and 200 units but if close enough and a win-win, we will to take a look.Contact me if you are a serious seller or Seller Broker/Agent.