Likely, these off market properties will move fast so being fast is key.

Assuming your buyer has good credit, putting 20% down etc buying down to 5.25% today would cost 4-4.5 points, so 800k loan that would be 32k-40k from someone, and if you are offering that buy down that someone would be you. 

Just confirm everyone’s ready for a quicker timeline and that any financing or paperwork can keep pace.

I just paid my attorney 15k today in just fees for 4 entitlement contract red lines and we arnt even under contract yet!  

A real estate investor is less likely to be named personally if the property is owned by an LLC although that's not a hard and fast rule to live by.

Getting cash flow is much more difficult today, especially when putting around 5% down.

I went into the same thought today as I also have a four families at Union City then I found this post. 

If the deal is profitable and meets the criteria we are looking for, then it doesn't matter if it's at 7% (an average number, by the way) because it can get refinanced later and it is still profitable today.  

Here are my choices as of today.- Investorfuel- 7Figure Flipping - Collective GeniusFor local REIA's, there basically are none after COVID.

What is the home worth today?