Here is a fresh example, and it actually came from another tax firm (not mine) specializing in real estate.Let me briefly tell you why I crossed out their pitch:Strategy 1: depends on your 2025 projected net income vs your 2024 net income, among many other factorsStrategy 2: can backfire amidst the uncertainty of future tax rules regarding bonus depreciation, and also ignores alternativesStrategy 3: no rush to do it before December 31stIf you decide to continue reading, I will give you a high-level overview of the most common EOY tax strategies, obviously without an actual discussion of each one.

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

What was their level of speed & competence? 

So sad to hear that all the time and money you or your clients invested and the trust you had for Delta Build were lost, in addition to the lost opportunity to otherwise make money.

If you do your due diligence and do it right, losing money with trust deeds is almost impossible.

Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

Odd's are given the scale of it all there will be some level of general cleanup resources made available for private properties.

Step 2: Narrow down your "buy box" (are you market-indifferent, are you looking for a certain level of cash flow, etc.).Step 3: Connect with real estate agents and begin making offers!

A local investor will be best equipped to get repairs and renovation done at fair prices, set rents at appropriate levels, and help select qualified tenants.

Either way, I can't trust them any more.