Recession-resistant cash flow with fragmented mom-and-pop sellers.
Low expense ratios (25–35% storage; 30–40% MHP), sticky tenants, and 80%+ of sellers are mom-and-pop — perfect for seller-carry, value-add rebranding, or roll-ups.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
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.
Pre-2009 rental period doesn't reduce your §121 exclusion.