How much weight do you give to the cash flow benefit of cheap debt when the property is priced above market?

I do not have 5 layers of management that make my rates higher, no lender I work with pays for my office space, licensing, benefits, marketing department, compliance department.... 

I also wanted to benefit from tax saving before the years end with a new property purchase.

How much longer will it take for her to finish he cleaning and painting to her liking, while your losing rental income on the other unit by her essentially occupying 2 units?

They’ll be essential in helping you navigate challenges and scale efficiently.Since you’re planning for 2025, now’s a great time to start networking, analyzing deals, and learning about financing options (especially if you're a first time flipper..). 

These investments may be better than a mutual fund, but REITs miss most of the biggest benefits of owning real estate.

Many benefits to doing so. 2) If you are going to invest outside your area, the one thing I rarely see mentioned here is simply the "investment landscape".

Using a HELOC to pay down your mortgage $15k per year, then paying off your HELOC.The two yield essentially identical results.

If you did finance some of the purchase using a non-recourse loan, then you need to read up on UBTI/UDFI and there are some taxation benefits that the IRA can achieve since it now owes taxes in that scenario.

Encourages Larger Investments: By offering higher returns at higher tiers, you incentivize investors to allocate more capital to your projects.Builds Long-Term Relationships: Investors appreciate being rewarded for deeper commitments, which helps foster trust and repeat business.Scales with Your Business: This structure can align with the complexity or scale of your projects, ensuring that you have the resources you need while staying competitive in the market.Key Benefits to InvestorsSecurity: Deals can be secured by tangible assets, such as a deed of trust or promissory note, providing peace of mind.Flexibility: Payments can be structured to suit the investor’s needs—monthly, quarterly, or upon project completion.Attractive Returns: With returns starting at 15%, investors often see better yields than traditional investment vehicles, like stocks or mutual funds.How We’ve Implemented ThisThis structure works particularly well for our large renovation or development projects where multiple investors may be involved.