Foreclosures can be 20‑30% below market, but they come with risks: back taxes, evictions, and no inspection. Foreclosure inventory remains low, but some Sun Belt markets are seeing upticks. We explain pre‑foreclosure, sheriff sale, and REO – plus how to use title insurance to avoid lien surprises.
Selling an investment property? A 1031 exchange lets you defer 15‑20% in capital gains taxes. But the 45‑day identification rule is unforgiving. In 2026, the IRS is auditing more exchanges for “constructive receipt.” We walk you through qualified intermediaries, reverse exchanges, and how to avoid boot. Includes a timeline checklist.
With rates at 6%+, the traditional BRRRR model breaks unless you buy right. This post shows you how to underwrite a deal with a forced appreciation of 30% to make cash‑out refinancing viable. We include a real example: buying a $150k duplex, putting $40k rehab, renting at $2,200/month, and refinancing at 75% LTV.
Smart investors are shifting away from overvalued Sun Belt cities (Austin, Phoenix) toward Midwest and Northeast secondary markets. We rank the best places to buy rental property based on price‑to‑rent ratio, population growth, and landlord laws. Cities like Cleveland, Buffalo, and Hartford offer 7%+ cap rates with affordable entry prices under $250k.
