Most investors overpay for real estate because they get emotional about deals.

The pros use a simple back-of-napkin formula to calculate their max offer and never go above it.

Here's the exact math they use 🧵 The goal: determine the property's future value after improvements, then work backward.
You need four variables:

-- Future Rents
-- Future Expenses
-- Total Reno + Carry Costs
-- Your required Yield on Cost

Opportunity Zones are hugely misunderstood.

I recently went on a podcast and got grilled by a CPA.

Here are 3 misconceptions we debunked 👇 Misconception #1:

“I need $20M of capital gains to do a $20M OZ deal.”

❌Wrong

Only your equity contribution needs to be gains.

Debt and construction loans are allowed — just like any other real estate deal.

Everyone thinks Opportunity Zones are about capital gains.

Wrong.

That's just the entry ticket.

The real power: They generate passive losses that wipe out taxes on passive income

$1M invested = $800k in Year 1 losses = $800k of tax-free income offset

Here's the math 👇 You have $10M in private credit earning 8% = $800k income. After 40% tax = $480k. You lose $320k annually.

Add a $1M OZ investment → ~$800k Year 1 losses → offsets your income → tax drops to $0.

You go from keeping 60% to keeping 100%.

Ever wondered why your meds have a $400 sticker price when they really cost $7?

Meet the middlemen making your meds expensive on purpose: Pharmacy Benefit Managers (PBMs). 🧵 First, the key players:

• Pharma: Makes the drug
• PBM: The middleman hired by your insurer
• Pharmacy: Where you get your prescription
• Payer: Your insurance company

Just 3 PBMs control over 80% of the market.

A hidden fire‑safety rule is quietly adding $1+ million to the price of many new apartment buildings.

Crazy part? 

The gear it mandates has been used exactly once in a real US fire.

Let’s unpack this 👇 What is FARS?

Imagine a gas pump on every floor.

Firefighters plug empty air tanks into the wall, refill in two minutes, and keep going.

Clever idea, until you see what it costs and how often it is actually used

Forget everything you've heard about Opportunity Zones

They're now permanent

The new program lets you reinvest the same capital repeatedly for decades, building project after project, with all growth tax-free

Here's the details: First, what is an Opportunity Zone?

It's an economically distressed area where investors can invest capital gains for tax benefits, spurring development and growth.

🚨BREAKING: Senate Finance Committee just unveiled Opportunity Zones 2.0 and it makes OZs PERMANENT.

This is huge.

The fact we're even here shows the massive impact of the program and brilliant work by Senator Crapo and Senator Tim Scott.

Here's what's in the bill: Big picture: STILL A WORK IN PROGRESS

Unlike the House bill that passed as-is, this goes through markup

Two game-changing additions could still make it: allowing non-capital gains and interim gains rollover

Both should score ~$0 but would massively increase community impact

Starting Sept 1, Texas SB 840 allows apartments to be built by right on most commercial land.

No city council vote.
No rezoning battles.

Here's why this quiet law might reshape Texas suburbs 🧵 Who's affected: Cities >150k in counties >300k

Dallas • Fort Worth • Arlington • Plano
McKinney • Frisco • Irving • Garland • Grand Prairie

Translation: if you live in DFW suburbs, this impacts you.

Imagine investing capital gains once and NEVER paying taxes again.

After deploying $140M+ into real estate, I've tested almost every tax strategy—NOTHING compares.

It's not a loophole; it's the law. Here's the exact OZ blueprint most investors overlook… DISCLAIMER: This thread isn't tax or investment advice.

Always consult qualified professionals before making investment decisions. That said, understanding the fundamentals can help you have better conversations with your advisors.

Go ahead and bookmark it to come back to

Opportunity Zones (OZ) are the ULTIMATE tax-advantaged vehicle for real estate investors.

The government literally pays you (via tax breaks) to invest in designated low-income census tracts from 2010 data.

This is wealth-building the tax code practically begs you to use! 👇 OZ in a nutshell:

▪️Sell something, invest the capital gain in a QOF
▪️Defer original gain taxes until 2027
▪️QOF invests in OZ properties
▪️Hold 10+ years = ZERO tax on ALL appreciation
▪️NO depreciation recapture EVER

Hot take from a Texan: I don’t grill my steaks anymore

Cooking for a holiday crowd? Worried about ruining those expensive steaks?

Here's my foolproof method for perfectly cooked steak—no grill required. Let’s talk cuts.

You don’t have to go with SRF filets (though they’re my favorite). Any high-quality steak will work. It’s the holidays—splurge a little.

Keep the seasoning simple:

Salt
Pepper
A dash of onion/garlic powder

Let the meat shine.

The Opportunity Zone program isn’t over—it’s just getting started

If you think OZ investing is “over,” here’s what you need to know: 👇 The current OZ program allows investments through the end of 2026 and offers tax benefits until 2047.

But there’s more optimism than ever for an extension:

▪️Extend investment window to 2028
▪️Push benefits to 2049
▪️Retroactive boosts for current investors

You just sold some real estate for a big gain

Congrats! 🎉

But what if you could defer ALL taxes AND get a 360-day investment window?

It's not magic. It's combining the 1031 exchange with Opportunity Zone investing

Here's a strategy👇 Real estate investing 101: Grow your portfolio, minimize taxes.

Two powerful tools: 1031 exchanges and Opportunity Zone investing.

But the real power move? Using them together.

Let's break it down.

I've helped investors defer millions in capital gains taxes.

The secret? Opportunity Zone tax structure

But the window is closing: Dec 31, 2026 is the current deadline

Here's what you need to know👇 Opportunity Zones: the only way the IRS offers taxpayers a step-up in basis without dying

Let's break down why that matters and how you can leverage that for significant tax benefits and investment growth.

Real Estate Brokers, I'll let you in on a secret.

You're marketing Opportunity Zone listings wrong, and it's costing you time and money.

Here's how to fix it and close more deals ⏬ First mistake: Not flagging OZ eligibility on OZ eligible listings.

You're leaving money on the table and missing out on motivated buyers.

Tenant fraud costs us $10k+ per slip-up

When a follower raved last year about a new tech solution, I was skeptical

Turns out, it works

Should I keep it secret? That's not the ReTwit way.

I'm pulling back the curtain on the tool revolutionizing how we screen tenants. More 👇 Since COVID, fraud has become incredibly sophisticated and high-tech.

We're seeing entire composite identities.

ID packages for apartment apps are openly advertised on social media. It's led to a cottage industry of PropTech startups to combat it.

https://x.com/DallasAptGP/status/1820907268960821525

Until recently, I thought the only different types of Capital Gains were short term and long term

That is wrong. There is a lot more to it

Over the past few years, I have learned a lot about Capital Gains from CPA's and tax attorneys

Here is a primer in the thread below: Short-Term Capital Gains (STCG) are profits from selling assets held for one year or less.

They're taxed at your ordinary income rate, which can be high if you're in a higher tax bracket.

John D. Rockefeller mastered the art of trusts

Using them to grow his fortune significantly in a tax-protected manner.

You can use similar strategies to build and safeguard your own legacy.

Here's how⤵️ A "Captive QOF" is your personal Opportunity Zone fund.

You form, fund, and manage it yourself.

This approach offers unique advantages for both investors and fund managers.

Let's explore why:

Last week, I unveiled a mind-blowing tax loophole for eliminating passive capital gains

But if you're raking in profits from stocks, bonds, or crypto, I've got an even simpler strategy that's just as powerful

Prepare to take notes, because this is a game-changer First things first: portfolio income.

This is the money you make from selling stocks, bonds, or crypto. Short-term, long-term, doesn't matter.

If you've got gains, this thread is for you.

You had a capital gain & made an Opportunity Zone investment

How do you tell the IRS about all of this?

Intro to OZ Tax Reporting: Navigating Opportunity Zones (OZ) investing

Key IRS forms 8949 & 8997 are your tax reporting anchors. Let's dive in! IRS Form 8949 Explained

Form 8949 is where you report capital gains/losses & start your OZ journey. It's where the gain you'll defer will show up for years to come

Opportunity Zone investing is HIGHLY tax advantaged

I have spent several years working on real estate investments in this tax structure and I'm sharing the best pieces of the high level strategy right here

In this thread I have several years of experience as an OZ fund manager and developer

I also have my own personal OZ fund

Disclaimer: I am not a CPA or tax attorney. Always consult professionals before taking action.