I am confused now but will sit down and write my alternatives. seems like worth a try on my own before throwing money at services like Deal sauce or prop Stream (sponsored by BP)thanks, Bottom line.

Lastly, the price point is still very cheap here in the sense that you can still find investment deals that hit the 1% rule for 120-180k!

Get familiar with price points in your market and what looks like a good deal. 

Quote from @Melanie Baldridge: In 2025 the bonus depreciation rate is 40%.This means that if you bought a property for $1M in 2025, did a cost seg study and found $300K in eligible assets that you could depreciate, you could take 40% of that $300K as bonus depreciation to offset your income in the first year.40% of $300K = $120K.You then apply that $120K to the owner’s personal tax rate to find the final amount that they can defer in year 1.If your tax rate is 37%, you can defer $66.6K.This is a big deal even at the 40% bonus depreciation rate this year.It’s a massive benefit 

Only a couple deals under the belt, but would love to connect.

It takes a long time to find an off market deal.

What makes it a "deal"? 

I wanted to recommend Smarter Contact, a powerful text and call platform that helps investors/agents/brokers and realtors to reach leads faster and close more deals.

I found a pretty stellar deal in Texas hill country, a few months earlier than I was prepared for (doesn't seem like most deals have particularly convenient timing!)   

Every deal has a challenge—whether it’s a seller with an unclear title, a property with zoning issues, or just finding the right buyer who actually sees the value.I’ve been navigating all of this while working on land and mobile home deals, and honestly, the problem-solving side of it is what keeps me hooked.