What if I told you that you could purchase this property at 20-30% of the initial price, would you take that deal? 

I'm looking at monthly cost to seller vs. anticipated rental income, purchase price relevant to the ARV of the area and interest rate, balloon, etc.

Purchase price was $245k, rehab was $35k, and ARV is $330-350k.

I've not yet invested in my first property, but I plan to purchase my first one by the end of 2023.

You can purchase a primary home with seller financing, then rent out the spare rooms to generate income.

In Berlin, rental arbitrage has been very profitable, with average annual margins of 25-40% after all costs but before taxes, so shifting to a market where arbitrage is barely breaking even is definitely a reality check.Given your experience, would you say the best way to enter the market now is through purchasing properties with financing?

I then found 3 properties from wholesalers in areas that I invest in regularly and purchased the properties with a hard money loan.

I purchased at 300k with 5% down & put roughly 90k into the property over a 2 year period.

If your mother does not want to carry the note long term, there are GSE renovation loans that can be used for both purchase, rehab, and permanent financing all in one loan.

It is possible to get 90% of your purchase price and 100% rehab funded as a first timer in 1-4 units.