Posts by Mark Neely
The Tax Law Change Most Investors Still Don’t Know About
If you own a rental property, or you’re advising clients who do, there’s a tax law change from last year that’s still flying under the radar. It’s a big one. What Changed and What it Means for Tax Savings Bonus depreciation lets property owners write off a large chunk of a building’s value in year…
Read MoreDSCR Loans in Nashville: How Investors Qualify on Rent Instead of Tax Returns
DSCR Loans in Nashville: How Investors Qualify on Rent Instead of Tax Returns A DSCR loan qualifies you on the property’s income, not yours. No tax returns, no W2s, no pay stubs, no employment verification. If the rent covers the payment, the loan works. That is the whole idea, and in Nashville it is how…
Read More5 things most people get wrong about bank statement loans
When most people hear “bank statement loan,” they picture a full-time business owner with no W2 income. That’s the loan, and if you don’t fit that description, it’s not for you. Not true. And hasn’t been for a while. Bank statement loans have quietly become one of the most flexible financing tools out there for…
Read MoreMiddle TN Market Update – May 8, 2026
Your Middle Tennessee Market Update We’re deep into peak spring season, and the rhythm on the ground tells the real story. Showings are up, but offers are landing slower and more thoughtfully than they did even a month ago. Price reductions are becoming a weekly headline, with roughly one in three active listings now sitting…
Read MoreInvest Series: How Much Money Do You Need Upfront?
If you’ve ever caught yourself running the math on a rental property at 11 p.m., wondering whether you should actually pull the trigger, you’re not alone. It’s one of the most common conversations I have. So for the next five weeks, I’m tackling the five questions I hear most often from people thinking about their…
Read MoreReal estate mortgage loans without ‘perfect’ tax returns
If you think you need stellar tax returns to get a loan to purchase real estate, think again. A lot of the clients and real estate investors I help either come to me direct or through their CPA or financial planner, often because they have irregular income. They don’t look good on paper, but their…
Read MoreTaking a Breath and Being Present
This week I get to do something I don’t always do well enough, and that’s just slow down and be present with my family. Spring break has a way of forcing that on you, and honestly, I needed it. There’s something that happens when you step away from the grind for a few days. You…
Read MoreWhat You Should Know About 50-year Mortgages
The Middle Tennessee market is still in a holding pattern. Inventory remains about 30 to 40 percent below pre pandemic levels, which keeps prices steady even with rates in the mid sixes. Well priced homes in Franklin, Brentwood, Nolensville, Mount Juliet, and Hendersonville are still selling, but overall days on market are longer. Buyers have…
Read MoreFrom Write Offs to Approval
If you’re self-employed, you know the drill. Your CPA helps you save money by maximizing write-offs. It’s great for taxes. But when it comes to qualifying for a loan, those same write-offs shrink your income on paper. We had a client in this exact situation. Their tax returns showed almost nothing. But their business bank…
Read MoreHow We Helped an Investor Keep their Short Term Rental Permit
Short-term rentals can be incredible investments. But they also come with red tape. In some areas, the short-term rental permit doesn’t just stay with the property. It’s tied to the LLC that owns the property. That means if you buy the house but not the LLC, you risk losing the permit. We had an investor…
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