Best option: don't invest in areas with high crime.Security cameras, motion-detecting lights, and plenty of signs that it's protected by a security system.

You can use HML don't get me wrong but if you just put a little bit effort in to pre-planning and getting all your ducks in a row then going with a traditional community bank would be a better option not only for your current new construction needs but also for future acquisitions.

Great post @Garrett Brown, we have a vibey outdoor hang with string lights, plants and seating by a mini gas fire pit.

Traditional financial planners make the bulk of their income from commissions on stocks and bonds, so real estate will often times get dumped into an "other" category that doesn't get the proper attention.In my experience, we did receive a lot of help from real estate agents that are able to help us with our upcoming transaction, HOWEVER, they aren't setup to support the overall plan design in a way that was centered around the most important financial kpis.  

What tools or methods do you use to verify income beyond traditional documents?

Remodeled kitchen and lighting plus refurbished floors.

Easier to ScaleWith less reliance on deep-discount deals and cash buyers, I can scale novations faster than traditional wholesaling.Final ThoughtsI’m not saying wholesaling is dead, but novations have helped me close deals I would’ve lost before.

One unit was vacant at the time of purchase, so I was able to execute a House Hack followed up with some light rehab and eventually lease up the property.

Currently, my structure projects 8-12% IRR which stems solely from appreciation-based gains and has risks that differ from traditional REI or syndications.

Wife and I are both self-employed so acquiring a traditional mortgage is challenging based on our "on paper" income.