The #1 way real estate investors defer taxes to later dates is with a system called depreciation and bonus depreciation.Depreciation is the act of slowly, over time, deducting the initial expense of an asset against your taxable income.Generally over a 27.5 (residential) or 39 (commercial) yr time frame.So each year you can write off a few percent of the purchase price against your income. 

If it isn’t a “bonus” situation listed below I wouldn’t do it as a seller, even for 12%. 

These strategies allow individuals to invest in real estate with minimal down payment, gain exposure to the industry, and build capital.Good luck!

If you are not a real estate professional and bonus depreciation is limited to 40% starting Jan 1, the tax benefits are going to be pretty minimal unless I am missing something. 

I also get the added bonus of a bunch of travel points haha Is it possible to get this loan for an investment property?

 - Section 8 signing bonus.

Concrete cost is an exposure since we can’t contract ahead.  

I have professional exposure to commercial real estate investment but have not done any deals personally.

Having an open conversation about any possible contributing factors, including outdoor exposure, could help resolve the situation.

The MFM group is a machine that churns out many people looking to become MF investors.If you are interested in learning more about commercial RE, not just MF, there are many online virtual meetups as well which can give you a lot more exposure than just your local market for in person events.There are also other, more affordable, options to continue your education rather than paying a large amount for a mentorship program right away.Happy to share these with you if interested.