Excess business losses are capped for single individuals at $250,000 and for married individuals at $500,000, with any surplus being suspended and carried forward.

You are both earning so that doesn't change.Is one carrying a bunch of other debt?

Asking the seller to carry back the loan for x amount of time.

Hard money loans are usually shorter term, carry a higher interest rate, and the lenders generally don't want to lend on a primary residence.

The attorney aspect is what I did most of 2023, and I think that may carry me forward.

I already spoke to the tenants in a nurturing way more than once about how their overflowing trash and not cutting the lawn can bring rats.  

Take the arv subtract construction costs and carrying and offer from there 

This gives you ratable spend over the long term, but you’ll surely have peaks and valleys in your spend profile, so ensure you have the reserves to carry the peaks.

I am looking for a larger loan, about $750k and seller will carry the other $750k on a $1.5M purchase.

My other option would be to do a 75% LTV at 7.5% interest, but I would have to come up with $20,000 to pay off my HELOC or carry the balance on my HELOC and pay interest on that as well.