A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

I've tried a couple - truepeoplesearch, white-ages, property radar, leadsherpa, batch leads...Some services are better than others, but it is a numbers game and you also can cross check between different platforms.

What worked for me was focusing on building strategic relationships with top tier people (quality partners) who could complement what I brought to the table—sales, management, and execution.When you are approaching sellers for creative financing, leading with a clear value proposition (and CONFIDENTLY) is key.

@Cole Starin What type of take out financing did you line up to payoff the private money and get into long term perm debt? 

This dealflow is then supplemented with deals from the broker channel.The broker channel will get leads in the door quickly, but they are usually of questionable quality and loyalty.

I’ve worked across various sectors of real estate, from residential to commercial properties, and I’ve built a solid foundation in sourcing, evaluating, and negotiating deals.Currently, I am leading R&H Capital, a division of my LLC, Property Pulse LLC, which focuses on raising capital for real estate acquisitions.

So for example I'm very conservative and don't want any debt on them because I feel this hardens them in case of a severe recession.

My friend spent $81,000 on marketing and told me he could not trace one sale to a lead generated by the program and that the program generated almost no leads anyway.  

Out of college I primarily had student debt of around $22k at 4% interest(all the government loans).

I'd say if you are looking for commercial real estate wherein the purchase bought the property in a corporation then PS is not the best place for lead generation and skip tracing.