As far as rate is concerned, you can usually go about two points over the current rate (less closing costs for a seller financed deal so there is no real expense there) You need to make sure the borrower can cover that.

As we kick off 2025, the real estate market is continuing to evolve, presenting both opportunities and challenges for investors.

I'm now considering expanding my real estate ventures into building custom homes, but I know this is an entirely different beast between the required capital, learning curve, time committment, etc. 

Jaron Walling said something that caught my attention, "search for and buy a bad roof, leverage it during the negotiation"....especially of the property has been sitting on the market longer than normal for the current market, a "bad roof" might be a gift from the real estate genie.My point is this: get good at estimating and fixing a bad roof (or any particular problem found with most houses that sit on the market longer) and you'll get comfortable buying/fixing properties that scare off other buyers. 

It's important to understand the zoning/code requirements and obtain all necessary permitting if you intend on operating your real estate as STR anywhere in the country.

My name is Stephen, and I'm going into my 1st real estate deal.

My immediate goal is to acquire our first property and spend the next two years mastering the basics of real estate investment. ( Refining the Go and No property search criteria/ Learning the value of taxes and avoiding them as much as possible/ 1031 exchanges) Depending on my wife’s career orders, we may remain in Baltimore for 1-2 years, but I’m also exploring opportunities in West Texas, Sierra Vista, AZ, and Houston, TX.

Meetup is a fantastic app to find real estate meetings around you, and look for local REIA (real estate investor associations) and attend a bunch of meetings.

I would include servicing costs of the loan and licensing costs.

Most lenders are licensed in multiple states.