Bham is a great market.

I wanted to help them out and minimize their loss and saw an opportunity to get a property slightly below market because of my commission savings, immediate mortgage and maintenance relief, in addition to keeping a lower short term interest rate How did you find this deal and how did you negotiate it?

But it had been for sale on the market since July, 2024. 

Seems like the new on line marketing methods  Section 8 is the new shinny object..

Hopefully with the upcoming rental market you will get better vetted tenants in AR. 

Thankfully we are commercial bank clients so our rates are as low as you can get in the market place for anyone who is not Lennar or DR horton or those types.

On market with motivated seller - negotiated $175k off list price How did you finance this deal?

If that is the case, just let them take it to market to sell.You could offer to manage the property and have them to rent it out now where you pay them a flat rate every month and anything you make over that amount is yours to keep.

Make sure the tenants are paying market rent or above, otherwise your loan will be DSCR constrained.

The key is knowing how to navigate them:🔹 Finding the Right Deals – The best distressed properties aren’t always the ones sitting on the market.