I have used hard money for my last two purchases and rates are so high right now that it kills most deals.

I left the over priced birthday card I was going to buy ($8) directly underneath the sign and went to the grocery store next door and purchased a different over priced card there. 

I've actually started examining Arkansas and Alabama because you need a strong lead generator and you have to pull trigger to purchase in hours, if not minutes.

However, amidst the turmoil, opportunities emerge as some investors seize the chance to purchase distressed properties at significant discounts.

Starting a new post that I hope would gain some traction here as I haven't seen anything posted on the topic in a while (unless I overlooked).After doing some research, it seems that purchasing a seller financed property could result in a great deal for both parties.

Purchase price: $245,000 This is a killer duplex I found for my out-of-state investor buyer client.

However I am spoiled, I only want props that will NET me 15- 25% , of course cash purchases.

You can also partner with someone with money to purchase a house, manage for someone, etc. 

My wife and i purchased our home in 2019 and over the years have planned on renting the home out when the time was right.

I also use the saved results to continue analyzing my portfolio after purchase once the property is in service.