Or you want to spent the time, effort, and money to try and self-source an off market deal here.  

We deal with residential, commercial, new construction, multi family, and flips. 

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 

Condo deals you figure 60 days to close a refi all day. 

Our bank will let us use equity that exceeds 25% across multiple properties that are either owned free and clear or where they hold the first so long as the deal still cash flows with however much cash is brought to the table.

If so (very rare deal!)

What makes it a "deal"? 

Nothing can guarantee that.Looking back over 30 years and hundreds of deals I can recall only two occasions when a greedy homeowner tried to bail on our deal. 

Unfortunately it’s the nature of the beast that he’s got dozens of clients and often has to deal with their emergencies.

What made you interested in investing in this type of deal?