I have kept rather busy this first half of winter working on three SFH and a duplex. The target is to get all these places ready to go to market about the same time in early spring. I want to bundle them together into a single 1031 replacement property. I will be jumping real estate property types.

I haven't made up my mind on what the replacement target will be as it too early, but I do see a half a dozen NN places that also offer value add opportunities. It is just too tough to find that many value added SFH properties at one time.

If I can't get a NN or NNN, there is always performing oil wells. With oil prices dropping all of this past year, the $250,000 play I made a few back paid me over $30,000 last year - in a downward market! Moreover, none of those wells ever called me and said the toilet was broken.

What is your 2026 deck of cards? I am not hearing much when it comes to game plans.

I am side tracked again. Wife and I are buying a house (personal) so I expect to spend 3 months buying - moving - selling and then making the new house the way my wife wants it. Maybe ought to add a couple extra months to the timeline.

I won't be able to think about RE deals for awhile.

So I am happy, sad, anxious, nervous, excited, and all those other emotions. I haven't even told my family about it.

Why is it that no matter how much you plan for things, life has a way of blind siding you?

I certainly was not expecting to buy a house and move this year.

We purchased a couple of new multi family properties a few months ago after selling a mixed use property. They are solid properties but as always it takes a while to get them running smoothly.

I’ve also got a couple of construction projects in progress. I’m hoping to get two of them finished this year. One is a ground up build.

Sorry to hijack rays thread but

Oreo [WI] Wife and I have been looking at single level houses for a couple of years. Our current house is 2 story. Every house it seems has 1 room missing for our needs. Or some other thing that made it seem like a downgrade or a lateral move.

We looked at this house right before the retreat and decided to think about it. While we were at the retreat it went under contract and we figured it wasn't meant to be.

Got back and come to find it was back on the market. We toured it again. It hits most of our check boxes.

1 level, a room where she can do all her crafting, a large 40x50 out building (not heated unfortunately), 12 acres, sun room, porch areas, fences.

There are things it doesn't have since no house is perfect but things can be added and modified. No fireplace, no generator, gravel driveway, etc.

Overall I have not seen a house that as closely matches what we want. I have always wanted to build a house as I have specific ideas about that but the reality is it would probably cost more than this house and my wife would probably murder me.

It will require me to spend money that I don't want to spend, liquidating some assets, getting a mortgage which is like a prostate exam, etc.

Then there is physically moving all our accumulated junk. That is the worst part.

I feel that it will be worth it in the end. If you don't see me at the Convention, then she has killed me (or I had a heart attack because I am not 20 and sometimes I think I am 20).

I really need to cultivate relationships with people who have strong backs and weak minds.

I'm at a stage where I'm going to start rotating into other than home rentals. Maybe even out of the country (Japan and maybe central America/Belize or Costa Rica). I've got 5 places right now ready for rehab and hopefully will move them all along this year. That should keep me busy. Snow is still around until about April so I'll work on the insides until it clears.

I am finally reading the Trust materials I either bought or borrowed. Getting one place, starting with my PR in a trust is a main goal. After that I can work on the rentals and see how much of a pain some that are mortgaged will be.

Have one upcoming full rehab on a small 1000 sf apartment. I think I have the majority of all the materials needed already, so no big purchases. Tenant closed on her house in I think September and is still renting the place. Good for me because I don't have to pay the heat bills. But I want to get started.

We plan to build a barn at the PR. Deciding on the size is becoming an issue.

Thinking about selling off another place. It will be on contract, as I have done in the past. Unless I want too much for it and scare him off.

With that being said I MUST find other revenue streams. I have one place being sold on contract, one where I play the bank and then possibly the other contract. But I have not replaced any of those houses. So once they are sold the CF stops.

Ken- That's the problem. It isn't about the cost as much as where do I stop on size.

At some point it will not have a ROI when we sell. Sure someone wants a man cave and maybe they have a tractor and a quad. But if I build a warehouse sized barn will that make some people just say that's ugly and I never will use it all?

Also a big factor is if I build it I will fill it.

Yes you will

If you are asking me about timeframe it can't be soon enough according to the wife.

I wanted to get in to my storage so I could sort some stuff and compile a list to help me decide on a size. Then of course go bigger than that.