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Hey Stepan,In today’s market, finding solid flip deals requires being more strategic with property selection.

As far as a DST goes for replacement property, it can be a great potential solution for those who are no longer interested in the traditional responsibilites of ownership any longer or who may be having a difficult time finding adequate replacement property or properties. 

I own a home and have one rental property in Southern California.

Phoenix has a pretty diverse market, and while there’s no official A/B/C/D breakdown map, you can generally categorize areas based on price points, rental demand, and appreciation potential.For BRRRR, you’ll want to focus on places where you can still find properties at a reasonable price, add value through renovations, and get solid rental returns.

We have a mixed use apartment/commercial property for sale where the owner would entertain seller financing.

I could see this fit into several categories of 'real property trades or businesses.'

If you're looking for ways to accelerate, consider these options:Seller Financing – Some sellers may finance a portion of the purchase price, reducing your need for a large down payment.DSCR Loans – These loans focus on property cash flow rather than personal income, often requiring only 15% down.Private Money Lenders – If you can find a PML willing to work with you, you may be able to put less down.Partnerships – If you’re open to splitting profits, you could bring in a partner who funds the down payment.Since you’re okay with the slower path, just keep stacking cash, but these might be worth exploring to move faster!

Yes it's hard to price this out without knowing the property details and what grade materials you’re using etc. 

Would you suggest subdividing the property, building a single house, or building multiple cottages/ tiny homes?