Any marketing should always be based on the information provided by sellers in a deal. 

The out of the box strategies and set ups sold will never replace customized AP/Tax strategies based on individualized circumstances. 

If you own the business and the land, I would keep them together.

The land has slightly increased in value (by like maybe 3-4% over 3 or so years) but the value of the structure I'm pretty sure has gone nowhere. 

The current status of the market is low end rentals land lords that let the houses look like crap. 

The property will be strictly for investment purposes, not a primary residence.I’ve been looking into two potential financing options:Hard Money Lenders (HML) – I’m drawn to this option for its speed in closing, but I know the rates can be higher.DSCR Loans – This seems like a great option for long-term rentals, but I’m unsure if it’s the right fit for my auction property since it might need some rehabbing.I’m also considering purchasing through a land trust or an LLC to add a layer of protection and privacy.So, my questions are:What’s the best way to approach financing for auction properties?

Question is, without the land deal, would you have "bitten the bullet"?

Meaning, if you take the money only, you would have depreciation recapture from your cost basis up to the original purchase price of the building (not including the land cost because it wasn't depreciable), plus a capital gain up to the insurance proceeds.Hope this makes sense. 

It's a loan based on your revenues.

Based on the above points, you asked us (experienced investors) what would WE decide.