If you’re offering $450K, then you could offer to take over the $120K payments and seller finance the remaining $330K.

I have seen some offers from Main Street come through, which is one of the biggest hedge fund type buyers.I've seen offers from Offer Pad and Opendoor in the last few weeks as well.

Nearly all homes I am seeing in Denver are offering a 2.5%-3% commission paid by the sellers.

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to. 

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

Reason being is that it allows you to invest in other products other than they offer, so that's why they don't promote these . 

Over the years, I’ve learned that offering tiered returns can be a win-win strategy—it rewards investors for their level of commitment while helping us maintain flexibility in our business.

Quote from @Rick Im: Does anyone know of a lender that offers second mortgages on rental properties?

Why ask: A mentor who is actively involved in the market is more likely to offer relevant, real-time insights, strategies, and lessons learned.

I have recently worked with a company that has an excellent offer.