Real Estate strategies
38 plays in this category. Each one covers the mechanics, who it fits, and the estimated impact — then generates a deep dive against your own numbers.
- Real Estate
BRRRR Method
Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
0–100% cash recycled per deal - Real Estate
Self-Storage & Mobile Home Parks
Recession-resistant cash flow with fragmented mom-and-pop sellers.
12–20% unlevered IRR typical - Real Estate
DST + 721 UPREIT Exchange
Exit landlording without paying cap gains.
Full cap-gains deferral + step-up at death - Real Estate
House Hacking with FHA 3.5%
Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Live free + $500–2,000/mo cash flow with $10–20k down - Real Estate
BRRRR with Private Money
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Recycle same $50–100k into 4–6 properties/year - Real Estate
Live-In Flip (§121 Exclusion)
Renovate while living in, sell tax-free every 2 years.
$250–500k tax-free every 2 years - Real Estate
Wholesaling / Assignment Contracts
Zero capital, zero credit — flip contracts for $5–25k each.
$5,000–$25,000 per deal, 1–4 deals/month scalable - Real Estate
Mid-Term Rental Arbitrage
Rent apartments, sublet to travel nurses at 2–3× rent.
$800–2,500/mo profit per unit with $10–15k setup - Real Estate
§121 Non-Qualified Use Allocation
Pre-2009 rental period doesn't reduce your §121 exclusion.
Recover $50–200k of §121 exclusion lost under naive math - Real Estate
Delaware Statutory Trust (DST) 1031
Fractional passive real estate qualifying for 1031 — complete tight exchanges.
Complete 1031 deferral of 20–37% cap gains under tight deadlines - Real Estate
§721 UPREIT Exchange
Contribute property to REIT for OP units — defer gain, gain liquidity path.
Defer 20–37% cap gains + gain liquid path + step-up at death - Real Estate
Ground Lease Sandwich
Buy building on ground lease cheap, reposition lease, sell at premium.
30–60% value uplift on repositioned ground-lease property - Real Estate
Tenancy-in-Common (TIC) 1031
Combine with co-investors to acquire institutional property via 1031.
Access $10M+ properties with $500k–$5M individual capital - Real Estate
Cost Seg Look-Back Study (Form 3115)
Do cost seg on properties owned for years; catch up depreciation now.
$50–500k catch-up depreciation in current tax year - Real Estate
Partial Asset Disposition Election
Replace roof/HVAC? Write off old component's remaining basis.
$10–50k current-year deduction per major replacement - Real Estate
§1031 Reverse Exchange
Buy replacement first, sell relinquished within 180 days.
Preserve 20–37% cap gains deferral on off-cycle acquisitions - Real Estate
Delaware Statutory Trust (1031 DST)
Passive 1031 replacement — deploy proceeds in 1 day, not 45.
Salvage 20–37% cap gains bill on a rushed 1031 - Real Estate
DIY Opportunity Zone Fund
Form your OWN QOF; keep the sponsor fees.
Save 2–3% annual sponsor fees + capture 100% upside - Real Estate
Ground Lease Arbitrage
Own the building without owning the land. 30%+ IRRs.
40–60% capital reduction per project - Real Estate
Hybrid BRRRR + DSCR Refi
Buy cash, rehab, rent, refi with DSCR — recycle capital in 90 days.
Recover 90–100% of capital per deal; infinite portfolio scaling - Real Estate
Assumable VA / FHA Loan Hunting
Take over a 2.5% mortgage from a seller. Legally.
$50K–$200K NPV vs current-rate financing - Real Estate
Assemblage + Lot-Split Arbitrage
Combine adjacent parcels or split one — extract instant value.
20–100%+ value creation per deal - Real Estate
Adaptive Reuse + §47 Historic Credits
Convert vacant office → apartments; capture 20% historic credit.
20–40% of rehab cost as tax credits - Real Estate
Low-Income Housing Tax Credits (§42 LIHTC)
9% or 4% credit per year for 10 years on affordable housing.
Equity at ~$0.90/credit dollar vs 100% cash - Real Estate
Ground-Up Development (Construction-to-Perm)
Build at cost basis; refinance to permanent debt on stabilized value.
20–40% equity creation vs buying stabilized - Real Estate
Farmland + §180 Fertility Deduction
Buy farmland; deduct residual soil fertility year 1.
$40K–$200K per $1M of farmland purchased - Real Estate
Condo Conversion Arbitrage
Buy a rental building; convert to individual condos; sell for 30–70% premium.
30–70% value uplift per building - Real Estate
DSCR Loan Second Home / Vacation Rental Purchase
Buy a second home rented on Airbnb using DSCR loan — no personal income docs, qualify on projected rents.
Property acquisition unlocked despite low taxable income + full STR loophole depreciation - Real Estate
Convert Primary to Rental + Cost Segregation Bonus
Live in home 2+ yrs (bank §121), then convert to rental and cost-seg for massive first-year depreciation.
$50K–$300K first-year depreciation offset - Real Estate
§121 + §1031 Hybrid (Live-In Then 1031 Exchange)
Combine §121 tax-free exclusion on the residence portion with §1031 deferral on the rental portion — same property.
$500K §121 exclusion + unlimited §1031 deferral stacked - Real Estate
Master Lease with Option (Control Without Owning)
Lease an entire apartment building from a burned-out owner + sub-lease units + option to buy in 3–5 years.
100% financing + locked purchase price appreciation - Real Estate
Subject-To Acquisitions (Take Over Seller's Mortgage)
Buy property 'subject to' the existing mortgage — deed transfers to you, loan stays in seller's name at legacy rate.
$500–$1,500/mo interest savings + no financing costs - Real Estate
PACE Financing (100% Off-Balance-Sheet Property Improvements)
Property Assessed Clean Energy loans — 20–30 year fixed, non-recourse, transfers with property on sale.
100% financed at 5–7% fixed, off personal balance sheet - Real Estate
TIC (Tenant-in-Common) 1031 Replacement
Complete your 1031 exchange by buying a fractional TIC interest in institutional-grade property — no operations.
Full §1031 deferral + passive institutional-grade cash flow - Real Estate
DST (Delaware Statutory Trust) 1031 Replacement
1031-eligible passive vehicle — buy beneficial interest in a DST-owned institutional property, no LLC filings.
§1031 preserved + step-up at death eliminates all deferred gain - Real Estate
Ground Lease Acquisition (Buy the Dirt, Rent It Out 99 Years)
Buy land under existing commercial buildings on 50–99 year ground lease — bond-like income, low tenant risk.
6–10% levered yield with near-zero operational risk - Real Estate
Improvement (Build-to-Suit) 1031 Exchange
EAT parks replacement land; construction improvements added within 180 days count toward exchange value — no boot.
Eliminate 20–28% cap gain + recapture on boot - Real Estate
Reverse 1031 Exchange with Parking Arrangement
Buy replacement FIRST via EAT parking title, then sell relinquished within 180 days — solves hot markets.
Preserve $50K–$1M+ in deferred gains vs failed exchange