Lender guidelines, tax law and rent caps change. An AI model that learned a rule a year ago will state last year's version with full confidence, and nothing in the answer tells you how old it is. REIzer AI now checks before it answers.
How it works
When you ask about a rule that changes, REIzer AI first reads one of our notes. Each note is short. It says what the rule is and how it plays out for an investor, names the source we checked it against, gives the month we checked it, and says who confirms it for your situation: the lender, a CPA, an attorney or the city. The answer tells you when the rule was checked.
What it covers today
- Cash-out refinances: how soon after buying, and the exception for cash purchases
- How much you can borrow on an investment property, and how lenders count rental income
- FHA house hacking on 2 to 4 units, and typical DSCR loan terms
- 1031 exchange deadlines and rules
- Selling a home you lived in, including after renting it out
- Depreciation, cost segregation and bonus depreciation, and when rental losses can offset W-2 income
- The legal path when a tenant stops paying, and statewide limits on raising rent
- Flood insurance, Florida property insurance, and property taxes after you buy
- Short-term rental rules
An example
"I bought a rental for cash two months ago. Can I do a cash-out refinance now, or do I have to wait?"
Under Fannie Mae's guide, last updated in December 2025, a cash-out refinance normally needs six months on title. There is an exception for cash buyers, called delayed financing: you can refinance within those six months, but the new loan is capped at the money you can document putting in, plus closing costs, and the 75% loan-to-value limit for a one-unit cash-out still applies. REIzer AI gives you that, notes it was checked in October 2026, and points you to your lender, since many lenders add rules of their own.
Another: on a 1031 exchange you have 45 days from the sale to identify the replacement property in writing and 180 days to close on it. Both are calendar days, both start at the sale, and a qualified intermediary has to hold the money.
What it will not do
When there is no note on your question, REIzer AI says that the rule varies and who can confirm it, instead of reciting one from memory as if it were current. The notes are a starting point, not legal or tax advice, and every one names who to check with before you act. We review each note against its source and update the date when we do.