Depreciation No tax on rental income No tax on appreciation until sold Capital gains is lower than ordinary income Live-in flip- 2+ years of occupancy of the last 5 years and can still take the $250 (single) $500K (married) profit without paying tax. 1031 Exchange- Exchange equity into like-kind property and defer the tax Installment Sale- defer gains tax on principle portion of the note income and prevents you from giving up to higher tax bracket due to a large gain on sale Borrow tax free against it Can use self directed IRA/401K to purchase Die with real estate- your heirs get the property on a stepped up basis! (see your accountant for details!!)