The good subs in your area will likely have plenty of work already and may not even return phone calls.

As a retired CPA, I saw plenty of tax returns by these firms that clearly were done poorly. 

The good news is that there are plenty of great CPAs out there including on these forums.We did have a conversation with him, which is why we selected him in the first place.

Despite the extra requirements we had plenty of showing and very little vacancy. 

All 3 cities show a 7-11% decrease in home sale counts over the 2017-2019 average, so we still have plenty of catching up to do in terms of housing supply - much harder to do when you're growing fast.Durham and Charlotte are set to make large strides toward that goal - but Raleigh is barely budging.

I'm sure plenty of people fall for that crap, and it is really sad! 

LoopNet will have on market deals.That being said, I’ve seen plenty of awful off market deals and plenty of solid on market deals.

No HOA but you gave me plenty of other ideas

There are plenty of banks across the US that also have a stated income heloc (in the Carolinas, First Citizens will do up to $100k with no income verification). 

You can offer whatever you think is appropriate and message the seller with your reasoning.