We're Selling.

TL;DR

Henry Washington and Dave Meyer explain why they're selling real estate in 2026 to realign portfolios with new life goals, not because of a market crash.

Key Points

• 1.Both hosts are selling and buying simultaneously. Selling is framed as a strategic tool like any other investment lever — Henry is literally closing on a new property the same day they record this episode.
• 2.Dave is entering what Chad Carson calls the 'harvest phase.' At 38, Dave wants a lower-headache, out-of-state portfolio with newer, rock-solid assets instead of old Midwest/Denver properties requiring constant attention.
• 3.Henry follows a three-bucket framework: growth, stabilizing, and protection. His goal is to sell select properties and use proceeds to pay off others debt-free, leaving income-producing assets to his children.
• 4.Return on equity (ROE) is Dave's primary analytical sell trigger. If a property's ROE is 9% but the market offers 12–15% on a new deal, he sells and 1031 exchanges into the better opportunity.
• 5.'Vibes' are a legitimate sell signal for experienced investors. Dave walked a Denver property he planned to keep forever and immediately decided to sell it — a gut-level cost-benefit analysis built from years of market knowledge.
• 6.Henry's sell checklist asks three questions in order. Is the property underperforming? What will it cost in time and money to fix? Is that capital better deployed elsewhere — especially now that buying opportunities have improved versus late 2024?
• 7.Headache properties — bad neighbors, hard-to-rent layouts — are valid sell reasons. Dave sold one property because neighbor 'Ed' kept driving out good tenants; Henry is selling a duplex where a $35K renovation would only yield $200/month more rent and $15K in equity.
• 8.Dave's 2010 Denver deal illustrates active trading beats 'never sell.' He bought for $462K, sold in 2018 for $1.025M, and 1031'd into two other deals; the new owner is selling it today for only $1.05M — $25K more in eight years.