My Long Term

03/08/2026

I used to tune out the second anyone said "tax strategy." Boring, complicated, not for me.

Turns out these mechanisms are just built into the tax code, and they're a big part of why my real estate investments perform the way they do long-term.

For my own rental: depreciation offsets tax on rental income. A refinance lets me pull out equity without a taxable event. A 1031 exchange can defer the tax bill if I ever sell. And holding long enough means a step-up in basis at inheritance.

None of this is aggressive or unusual - just how these mechanisms work for anyone holding real estate long-term.

To be clear, this is how I think about my own numbers, not a recommendation for yours. A CPA is really the only one who can say what applies to your situation.

Full walkthrough on the blog 👇

Depreciation, 1031 exchanges, cash-out refinancing, step-up in basis - a plain-English walkthrough of how long-term real estate investors legally reduce or defer taxes over 20+ years.

29/07/2026

How stable is rent, really, even during a financial crisis?

More stable than you’d think. Every single year since 1980, average U.S. rent went up - not during the dot-com bust, not during 2008, not during COVID.

2008 is the wildest example: home prices fell 19% nationally during the crash, while rent still climbed 11.6% over that same stretch.

Home prices dip sometimes. Rent doesn’t.

For renters, that’s a quiet, compounding cost. For long-term owners, it’s the opposite: a fixed mortgage payment against rising rent is exactly where cash flow gets built over time.

Full 45-year breakdown in my blog post 👇
https://www.mylongterm.com/blog/does-rent-always-go-up-what-45-years-of-data-tells-us

26/07/2026

There's a popular theory floating around: institutional investors are buying up the "American Dream" and pricing out regular families.

I went looking at the data. Turns out investors have made up 18-24% of home purchases for decades - not some new invading force. And it's not Wall Street doing the buying: small "mom-and-pop" investors with 10 or fewer properties drive over 60% of all investor purchases, while large institutions make up only about 2%, and shrinking.

So why do home prices keep climbing? Because they always have. Looking at 20-year rolling windows since 1980, the average annual growth rate is a steady 3.92% - even the worst window (the one with the 2008 crash) still averaged +2.92% per year.
But US population growth has slowed a lot since the 1980s. Doesn't that mean prices should slow too?

Surprisingly, no. Home prices track GDP, not population. As long as the economy grows, home values have a foundation to keep rising.

Both myths, tested with data, on the blog 👇
https://www.mylongterm.com/blog/the-392-gold-standard-are-investors-really-pricing-you-out

24/07/2026

For years, this bothered me from both sides.

As a renter, I hated watching my rent jump by some crazy number every single year, with zero warning and zero say in it.

As a landlord, I worried about the opposite problem - a great tenant leaving with almost no notice, or staying anxious every year about whether they'd even be allowed to renew.

Both sides were just... uneasy. All the time.

I kept thinking: there has to be a way to make everyone happy here. So I wrote up an idea for a different kind of lease - one where a great tenant gets long-term stability with a small, predictable annual increase (2.5%), while still keeping the freedom to leave anytime with 60 days' notice. No games. No surprises. No dread every fall.

Honestly, I wasn't sure if it would actually work outside of my head.

But since writing it, three of my clients have implemented it with their tenants. Real leases, real people, real peace of mind on both sides.

Turns out a rental can feel like a home after all - for the tenant and the landlord.

Full breakdown of how the lease works on the blog 👇

A lease framework designed for long-term thinking - predictable rent increases, real stability for tenants, and lower vacancy for owners. What happens when landlord and tenant interests finally align.

23/07/2026

I spent way too long crunching 45 years of market data. Here's what I found.

Comparing 20-year rolling returns for the S&P 500 vs. residential real estate, going back to 1980 - averages, best-case stretches, worst-case stretches, all of it.

The short version: the two asset classes are closer than most people assume, and the differences show up in ways you wouldn't expect from headlines alone.

Full data breakdown on the blog if you're into this kind of thing too 👇
https://www.mylongterm.com/blog/sp-500-vs-rental-property-a-balanced-20-year-strategy

I help young professionals buy their first rental property - without quitting their job or becoming a landlord. Flat fee, no kickbacks, and I work with 1–2 clients at a time.

20/07/2026

Has rent ever gone down?

Not once. Not during the dot-com bust, not during 2008, not during COVID. Every single year since 1980, average U.S. rent went up.

Actually, 2008 is the wildest example: home prices fell 19% nationally during the crash - while rent still climbed 11.6% over that same stretch.

Home prices dip sometimes. Rent doesn't.

For renters, that's a quiet, compounding cost. For long-term owners, it's the opposite: a fixed mortgage payment against rising rent is exactly where cash flow gets built over time.

Full 45-year breakdown in my blog post 👇
https://www.mylongterm.com/blog/does-rent-always-go-up-what-45-years-of-data-tells-us

16/07/2026

Quick question: what percentage of American households do you think own their home?

I've asked a bunch of people this lately, and most guess somewhere around 20-30%.

The real number? Over 60%.

Here's why that matters: homeownership is the main asset most American families hold. Because of that, there's a strong structural incentive - from policy down to the broader economy - to keep home values rising over time.

Which is really the whole point: betting on long-term home value appreciation isn't some bold, risky move. It's actually one of the more conservative long-term bets you can make.

I broke down the full reasoning here if you want to dig in 👇

65% of Americans are homeowners — and the government has been protecting that wealth since 1938. Here's the system most people don't know they're in.

15/07/2026

I'm Yossi. A few years ago I built a real estate portfolio while working a full-time corporate job - no landlord grind, no quitting anything. Just a quiet, long-term plan that eventually gave me the freedom to walk away from that job.

Now I help a small number of young professionals do the same thing. Not as an agent, not through a fund - just someone who's already done it, walking you through creating something that is 100% yours to keep.

If you're curious how this works, I write about it on the blog: www.mylongterm.com/blog. And if you'd rather just talk it through, I'm always up for a free, no-pressure intro call: www.mylongterm.com/contact.

A free intro call with Yossi - no pitch, no pressure. Let's find out if myLongTerm is the right fit for you.