REtipster with Seth Williams

09/05/2026

Why your property taxes go up even when your home value drops

Home values can fall while property taxes stay the same or even increase. Assessment lag, millage rates, and relative property values can all affect what you pay. Here’s what homeowners need to know about appealing an assessment.



[ property taxes, property tax increase, property tax explained, falling home values, home value decline, property tax assessment, property tax appeal, millage rate, property assessment, real estate taxes, real estate investing, homeowner tips, property tax tips, assessment lag, real estate investing tips ]

09/04/2026

Last call on the Stride CRM summer deal.

50% off your first 3 months, or an extra $473 off annual.

This ends Monday at midnight Eastern, and I have no idea when we’ll run a deal like this again.

If you’ve been thinking about trying Stride, this is a pretty good time to do it.

https://stridecrm.co/

09/03/2026

Land investors have priced road access, water and soil for a century. Power proximity is the value driver almost nobody has added to their model yet. Know what is planned in your county before you write the offer.



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09/02/2026

Data center capacity under construction in North America hit 66 gigawatts, with vacancy stuck at 1% for the third year running.
Texas alone carries 26 gigawatts of existing and under-construction capacity, and the water and power fights in El Paso are getting loud.
These are not buildings anymore. They are small cities, and they need land.
If you're interested to know more, comment link below.

08/31/2026

Why SF Is The Hottest Market Now

San Francisco housing market update. Three years after being called the poster child for urban decline, the city is arguably the hottest housing market in America, with a median price of $1.7 million. About a third of Bay Area purchases last quarter were all cash. Here is what drove the reversal.

[ sanfrancisco, housing, market, realestate, homes, prices, median, ai, tech, boom, millionaires, cash, offers, bidding, bayarea, california, buyers, sellers, inventory, mortgage, ipo, wealth, rent, affordability, investing, property, redfin, economy, bubble, migration, suburbs, competitive, listings, asking, appreciation, startup, jobs, relocation, comps, equity ]

08/28/2026

Why Most People Quit The Land Business

Land flippers are quitting, and it is almost never the mailer.
The ones who leave usually stopped working the leads long before they stopped mailing.
He answered his own seller calls live. That is the standard.
Save this if you are running land deals solo.

08/26/2026

850 deals. 20 hours of analysis. One boring answer. Small land flips in the $0 to $70K range had the strongest IRR of anything in our track record. Save this before you chase your next big deal.



[ land, investing, investor, flipping, flips, deals, analysis, IRR, ROI, returns, profit, margin, portfolio, acquisition, disposition, wholesaling, underwriting, capital, cashflow, numbers, data, strategy, scaling, beginner, passive, income, property, realestate, rawland, acreage, budget, pricing, purchase, resale, teardown, breakdown, retipster, seth, williams, trackrecord, smallflips, boring, proven, results ]

08/25/2026

I've watched this happen with rental portfolios more than once. A landlord managing four houses can get away with a lot: a maintenance call returned a day late, a rent reminder sent from memory instead of a system. Add six more doors and that same looseness turns into missed inspections, tenants texting twice because nobody followed up the first time, and a landlord running everything off memory at 11pm instead of running an actual business.

Land deals work the same way. A buyer follow-up habit of "I'll get to it" costs you a name here and there at ten leads a month. At fifty leads a month, that same habit costs you a lot more names, and a lot more deals somebody else closed instead.

Volume is honest that way. It takes whatever gap was already in your process and puts a spotlight on it, right when you have the least time to fix it.

More customers doesn't fix a broken business. It just finds the cracks faster.

08/25/2026

A landlord says his rental duplex returned 3 percent this year. His own numbers, posted a few replies later, put it at 9.

He paid $300,000 cash for a new-construction duplex in Aberdeen, Washington in August 2025, no mortgage. The first year ran about half vacant, one tenant had a pet problem, another couldn't afford rent. Both units are finally rented now, at $1,450 and $1,525 a month. What he actually collected against what he actually paid comes out to 3 percent cash-on-cash.

The case for holding: 3 percent looks backward at a half-empty year. His itemized costs: insurance $700, taxes $2,700, water and sewer $4,500, landscaping $480. Against today's rent that's $27,320 net on $300,000, 9.1 percent. Add reserves for maintenance, vacancy, management and legal, priced the way one commenter did, and it's closer to 7 percent. That's a debt-free duplex with one clean month behind it. Nine percent is what the lease says should happen, not what has happened. And water and sewer, the one bill he doesn't control, already jumped once since he bought the place.

The case for selling: one clean month is not a track record. $300,000 doing hands-on landlord work for a return he can't prove yet is a real bet. Selling now locks in his cash before finding out the better number, built on rents his tenants can barely afford, was optimistic. That has a cost too. Commissions and closing come out of the $300,000 before he sees any of it, and they dwarf the tax question: recapture tops out at 25 percent, only with a gain, and there's barely a year's depreciation to recapture. He'd also be selling the exact month the numbers started looking like what he thought he bought.

Here's what nobody in that thread had to dig for. The 3 percent and the 9 percent are both real. One is what he actually collected in a rough year, the other is what his leases say a normal year should bring in. Neither number is lying. Neither is the whole answer.

I don't think there's one right answer here. It depends on whether you'd rather bet a year of work on an untested lease, or walk away from a number you already know understates what you own.

Three percent and nine percent are both true. They're just true about two different years.

08/25/2026

Ever looked at a property and thought, "I'd buy this all day long if I just didn't need a bank loan"?

This week on the podcast, Joe and Jenn DelleFave break down how they've bought properties in 20+ states with seller financing, usually with no money down. Not the theory, the actual script.

The four questions Joe asks on every closing call, and the exact moment he goes quiet and lets the seller talk.

https://retipster.com/282-joe-jenn-dellefave/

Who here has done a seller-financed deal? Would love to hear how the conversation went!

Learn the seller financing framework Joe and Jenn DelleFave use to buy houses with little or no money down, find motivated sellers, and avoid bank loans.