Okoniq Journal
Property tips, taxes & HOA guides
Plain-language guides for homeowners, landlords, and HOA boards — written to help you stay organized and keep more of your money at tax time.
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Getting Started
New to managing property? Start here.
Taxes & Accounting
Deductions, basis, Schedule E, and staying audit-ready.
Renting & Tenants
Leases, rent, screening, and tenant relationships.
Maintenance & Repairs
Upkeep, vendors, and keeping a home in shape.
Mortgage & Money
Financing, refinancing, insurance, and cash flow.
Buying & Selling
Valuation, prepping to sell, and the closing process.
HOA & Community
Boards, reserves, meetings, and living in an HOA.
Latest articles
Best First Smart-Home Devices for Beginners (Start Here)
4 device categories cover nearly everything a beginner needs — start with one hub-friendly gadget before buying a house full of gear.
Best and Worst Months to List a Home in Your State (2025)
Homes listed in early-to-mid May sell about a week faster and for roughly 1% more than the yearly average, but the calendar shifts by climate and state.
The Appraisal Came in Low: 5 Options for Buyers and Sellers
A low appraisal means the lender won't loan more than the appraised value, leaving buyers and sellers with five ways to close the gap.
1031 Exchange Deadlines: 45 Days to Pick, 180 Days to Close
A 1031 exchange gives you 45 calendar days to identify replacement property and 180 days total to close, both counted from your relinquished property's sale date.
The 3x Rent Rule: Does Income-to-Rent Still Work in 2026?
The 3x rent rule requires a tenant's gross monthly income to be at least three times the rent, and it still works in 2026 with a few adjustments.
The 30-Day Waiting Period on Flood Insurance, Explained
Most NFIP flood policies take 30 days to become effective, which means buying a policy the week of a storm forecast usually won't help.
The 30-Day Home-Selling Checklist: Week-by-Week Guide
A 30-day home-selling checklist broken into four weekly phases, from pre-listing repairs to the final walkthrough before closing.
199A Rental Safe Harbor: The 250-Hour Rule Explained
250 hours a year of rental activity, tracked and documented, is what the IRS wants before it treats your rentals as a real trade or business under Section 199A.
The 15-Year Property Class for Landlords, Explained (2025)
The IRS puts fences, driveways, and other outdoor "land improvements" in a 15-year depreciation class, separate from the 27.5-year rental building itself.
The 10 Repairs Worth Making Before You List (and 5 to Skip)
A $2,500 de minimis safe harbor and the repair-vs-improvement rule decide which pre-sale fixes actually help your taxes, not just your listing photos.
Tenant Screening Mistakes That Lead to Problem Renters
Skipping income verification and relying on a credit score alone are the two mistakes most likely to hand you a problem renter you'll spend months trying to evict.
Tankless Water Heater Error Codes: What the Blinking Light Means
Most tankless water heater error codes point to one of five causes: ignition failure, blocked venting, scale buildup, low gas pressure, or a sensor fault.
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