The Iced Coffee Hour "Time To Sell!" Ben Mallah's Shocking Prediction For Home Prices, Falling Rents, & The Trump Economy
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Jan 22, 2026 
In this insightful discussion, guest Ben Mallah, a savvy commercial real estate investor known for his asset management prowess, dives into the current market landscape. He predicts potential distress in the housing market by 2026, driven by inexperienced buyers and rising interest rates. Ben also shares his thoughts on smart property selling strategies, the importance of 1031 exchanges, and the impact of AI on real estate deal-making. Plus, he reveals creative renovation approaches and the significance of family involvement in business decisions.
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Plan 1031s Early To Avoid Tax Recapture
- When selling property with deferred 1031 gains, start searching for replacement properties before closing to meet timing rules.
- Use reverse 1031s or loans to acquire replacements first and avoid immediate taxable recapture.
Dogs Surface First In A Downturn
- Overpaid, inexperienced buyers created today's market of overpriced 'dogs' that now struggle at higher rates.
- Distressed, low-quality assets often surface first, so investors should watch for the 'garbage' before the good deals.
Prepare For Loan Extensions Turning Sour
- Expect loans to be extended but prepare for expirations; banks may prefer extensions over foreclosing.
- If rates stay high, owners with non-recourse or unrefinanceable loans may hand keys back or force bank repossessions.