Basically you find these distressed properties in pre foreclosure, probates, divorces, or just ugly vacant properties. then you calculate the Max allowable offer and if it makes sense you call up the property owner, get it under contract for dirt cheap, then you assign the contract to a cash investor for an assignment fee. this is the general idea obviously it gets more in depth, but its finding deals that you would buy as a fix and flip or brrrr, and instead of actually buying it you sell it to other investors.Ahh I see, thanks for clearing that up.  

Obviously, I am bullish on the area long term.

It's not happening.Now, the example above is obviously just a vanilla purchase with 20-25% down and a very light or no rehab.  

Obviously need to check zoning and set up costs etc. 

There may or may not be a pre-pay penalty, obviously I would negotiate for no pre-pay.- at year 7, can i extend balloon or notNo, unless it's in the contract or the seller agrees to it. 

I graduated college may of 2024 and was only working part time through college not making enough to be lendable obviously.

Obviously they need to specialize in real estate rentals, holdings, and LLC. 

Total bs and obvious on its face. 

I would hope there are some other less obvious or “cool” areas that provide better financials (rather than appealing to my emotional - “I love those neighborhoods”).

@Ben Corby Your option 3 is not an option, if an attorney told you that, they obviously were not a tax sale/real estate attorney.