Challenge is that I have an exclusive agreement with the seller because they wanted to list it, but changed their mind.  

The home is worth a lot more then the note is selling for.Marie Johnson this is almost exclusively the case.

You are choosing to lose money.

Please send me a DM if you want me to pass those along.How did you choose that geographical area being your profile says you live in another state? 

We teach an “investment product agnostic” strategy, focusing on educating investors on performing due diligence, establishing their own risk tolerance, and choosing their own investments.

The property you choose, is based on satisfying the financial requirements for that deal, at that time.Simple.  

@Roy LoganIt sounds like you’ve made some great moves in real estate investing—your BRRR strategy is paying off with those solid returns.At the bare minimum, you should do the following to make your bookkeeping easier:Dedicate one checking account and credit card exclusively to real estate.

I choose that market due to affordability, potential cashflow and cash on cash return. 

I don't have airdna, but i did come across one that similar tool that showed these stats for free, and even showed some of the houses people were trying to sell exclusively on these platforms.

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.