She says she does and it has no debt.. ( I paid 130k for her house).

As others have said, the settlement that was reached in 2024 requires this contract for an agent to show you a house. 

They obtain and manage capital, whether it’s private equity/debt, bank financing or personal capital.

although we bought about 6 years ago or so for 270 put 100k into it so you can do the math  no debt .. hoa 400  we pay utls. 200 or so.. so 600 a month out of the 3500.. tax's about 1500 a year ( got to love Vegas taxs ) value today right at 600k.. so lets say we net about 33k a year on 370k cash .. so not bad little under 10% COC with an outstanding tenant one of the best I have ever had.PS given tenant quality we manage ourselves.. 

If so, you'll need to figure out why you're not making money - is it other operating inefficiencies or your debt terms?

My sacrifice… no haircuts and no fast food. 1 job full time, 1 full time side hustle. 0 debt at the time other than student loans.

we invest in defaulted debt and have looked at it in the past.

We prefer no debt (we are not from the US originally).

The list comes out at least 30 days before the sale and the owners have opportunities to pay off the debt anytime in those 30 days. 

and, something that doesn't get discussed enough - a record number of properties don't have any debts on them.