Live in home 2+ yrs (bank §121), then convert to rental and cost-seg for massive first-year depreciation.
Live in a home as primary for 2+ years to bank the §121 gain exclusion (available on partial exclusion basis if sold within 3 years of converting), then convert to rental. Immediately commission a cost segregation study to reclassify 20–35% of basis into 5/7/15-year property, generating $50K–$300K first-year depreciation via 2024–2027 bonus rules. Passive loss limits apply, but Real Estate Professional Status (REPS) or STR material-participation loophole can unlock the losses against ordinary income.
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Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
Recession-resistant cash flow with fragmented mom-and-pop sellers.
Exit landlording without paying cap gains.
Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Renovate while living in, sell tax-free every 2 years.
Zero capital, zero credit — flip contracts for $5–25k each.
Rent apartments, sublet to travel nurses at 2–3× rent.