With other mobile homes when it comes time to sell and if I need the cash then I give a low price so that I can sell for cash.

I also work in the Rochester, NY area providing deals for cash buyers.

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details: After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.

That means that speed = cash, so identify the slowest moving parts of the project and do whatever you can to speed them up.Do your research on the neighborhood. 

It typically pays out actual cash value (ACV) for damages.DP-2 (Broad Form): DP-2 policies provide more comprehensive coverage than DP-1, covering additional perils like burglary, freezing pipes, and falling objects.

Add-Backs (Non-Cash Expenses)Depreciation (Line 13)Depletion (Line 12)Amortization (Reported elsewhere, often in Part V "Other Expenses")Business Use of Home Deduction (Line 30)One-Time Expenses (if documented as non-recurring) The "magic" you are mentioning IS adding back the depreciation upping your income. what @Michael Plaks is saying is 100% correct in that your INCOME to be used for the debt to income would be exactly the same in this case because if not paper loss is shown (the deprecation) then there is no loss to add back, so you get credit for the income.  

You may get better results by purchasing a duplex, triplex, or fourplex.Here's a guide that describes what good cash flow looks like and how to analyze a property.

part of the brrrr process is renting it. get it rented for better rates. 75% max cash out using the new value. 

Purchase price: $285,000 Cash invested: $33,500 In May 2024, I purchased this duplex as a house hack opportunity located in the heart of College Station.

If you cash out equity in a property, you are "borrowing" that money from the lender.