@Corey SchneiderWe fund with a combination of Hard Money and Private Money. 

Combined, the Fed and Congress (with 2 Presidents) busted out the printing press and went HAM. $10 Trillion later, inflation took off like starship.

Because of material participation I can deduct that $350k vs other income.Using combined federal and state tax rate of 40% x $350k = $140k in immediate tax savings.

All adults who wish to live there must apply and pay app fees (it makes us money, but there is a cost to run background/credit checks too, so I would at least charge something, it also means the person applying is more serious)3x rent combined verifiable income of applicants.

Greenville has a little better population growth and is about 90K people, roughly the size of Rocky Mount and Wilson combined.

I'd rather talk to 5 motivated sellers per week than 100 unmotivated sellers.I have a 30-day marketing plan for active foreclosures that includes a combination of personalized letters, text messaging and door knocking and I attempt to make contact with the homeowner up until 24 hours before their auction date. 

As Dave mentioned, a cost segregation study combined with a 1031 exchange could be a good route for you.

I have personally not worked on any of these but it does not seem to be anything too crazy.It's an FHA Loan that can be combined with other FHA products like a 203k.I am a Loan Officer for "Correspondent Lender" so I can operate under the rules of over 100 lenders...I would be able to place this in a few hours with 1 email...We would just have to make sure all the boxes are checked...Energy Efficient Improvements Must Be Cost-EffectiveThe financed portion of an Energy Package must be cost-effective.

For instance, today, walking the project I noticed that we didn't address the washer values. 

.- I got used washer/dryer from them.