The states that I know require you to try to mitigate your damages if a tenant breaks a lease early.

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 

How did you add value to the deal?

Most of my deals have been on market.

We didn’t find a joint investment, but I found an off-market deal and invested with my dad separately.

-Explore builder-financing programs, private lenders, or hard money lenders who may focus more on the deal itself rather than personal experience.If you can demonstrate successful project management and a solid business plan, funding will become easier over time.

What makes it a "deal"? 

And, know this: what you don't know will hurt you. 

I know some solid knoxville mortgage brokers who'd be worth asking & would be happy to connect you.

The deal fell into my lap.