to BRRRR something, you need a goldilocks property - something distressed enough that it can be bought substantially below market, but not so distressed that it can't be repaired. 

Class A and B neighborhoods are above median price and C and D are below.

Stay with properties at or below median value within 1/2 mile maximum of the subject property.  

I find properties below market value that cash flow.

Here are the screenshots below of me asking the seller about your deposit as well as the email where I explained the same to your Realtor/Mom or whomever she is to you.

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

I filtered to junk mail, etc.

Nice try, but this time does not count.In order to meet 750 hours, your wife will need one of the below:- do something else real estate related, like wholesaling or realtor- actively work on expanding your rental portfolio - have an extensive DIY rehab, like a month-long full-time rehab (and then she might need another kind of rehab)- a calamity such as multiple properties damaged in a storm where she will have to deal with insurers and contractors- something else out of the ordinaryAgain - if all you have is 9 single-family properties with stable tenants and typical occasional maintenance - you don't have enough work to collect 750 hours.

I’ve heard that 100% occupancy for LTR often means rents are below market.

To give you an idea of what taxes look like on a sale below is an example for a property in Texas, obviously everyone's situation is unique and you'll need to meet with a CPA.