They are usually fixer uppers howbeit not in terrible terrible shape.Are you focused on townhomes like this one in Edgewood: https://www.realtor.com/realestateandhomes-detail/1312-Acorn...? 

Most seem to like there to be a business reason for the state you use to create the LLC, either the property is there or you live there. 

Check out FilePlace (linked at the bottom of every page) for free user-created resources.🛠 Tech issues?

@Lincoln Bartlett You will need to use propertyradar, propwire, or propstream to create lists and reach out to distressed homeowners via postcard or text message.

You could structure a low down payment with interest-only payments for a set period, then refinance later.Master Lease with Option to Buy – Control the property now, generate cash flow by leasing it, then buy once it's stabilized.Sub-To or Wrap Mortgage – If there’s existing debt, you might be able to take over payments or structure a wraparound mortgage to benefit both parties.Hard Money or Private Lender for Reno Costs – If you secure a seller-financed deal, you can use private or hard money for the rehab without tying up your own capital.BRRRR Strategy with a Bridge Loan – If you can get the purchase price down, use a bridge loan for acquisition and rehab, then refinance with DSCR or conventional financing.Would love to hear more details to help structure something solid.

Always consult with a tax professional or SDIRA custodian before making changes to avoid triggering unintended tax liabilities.This post does not create a CPA-Client relationship.

I spent the past five+ years working for renowned designers in Portland, Maine and I'm excited to bring my expertise to this market and connect with professionals in the real estate and investment community.With a solid foundation in high-end residential and boutique commercial design, I specialize in creating spaces that are both functional and beautiful.

All that said, there are always good deals to be found and in the apartment space, and you often have to create the good deal through value-add strategies.

Given the tax and legal complexities, consulting a CPA and estate attorney is highly recommended before making a decision.This post does not create a CPA-Client relationship.

I can also offer some insight into where you can find and create partnerships.