The seller is open to seller financing, which presents an incredible opportunity to grow without traditional bank financing.

My only concern to look out for is that things can go 'rural' pretty quickly if you start venturing outside of town, and most lenders are going to put the brakes on financing if the appraisal lists the property as 'rural' (has to do with what they perceive as the availability of future tenants).Watertown, NY - It probably is as good as you believe, but the lending licensing is pretty tricky up there, so its just  bit more difficult to find lenders that operate up there.

Most if not all of these properties require SIGNIFICANT cap ex rehabs and conventional financing won't touch them; you'd likely need to go the hard money route at 10-12%, 2 points, 12-18mon turn around.

And, perhaps most importantly, make sure you have access to flexible financing options that can help you adapt to new market conditions.

How did you finance this deal?

The homes don't have MLS sale history until they are listed after the rehab has been completed.If you don’t mind shaing, how are you financing your deals and do you do the work yourself?

I have down an owner financed deal in 2024 and still actively use a HELOC in support of my flipping.  

USDA offers 100% financing if you can find a property that qualifies for USDA.

i'm currently trying to buy on seller finance. 

HighLevelAccounting & Finance: What tools make bookkeeping and financial tracking seamless?