You'll be able to dispo your deals to Rubik without paying a JV fee. 

They're taking massive fees 2% on assets they manage, 20% on increases in net asset value, large salaries for only $7-8m assets, they are self dealing with a $2m in promissory notes that pay Dutch's other entities 10.95% interest. i think the 36% return might be before all these fees or for his 3 other entities that lent the company money at a very high rate.source: their sec filings https://sec.report/CIK/0001721...

So, theoretically, a six-month loan of $100k could net $2k in points and another $6k in interest payments totaling $8k in fees and interest.   

Note that you have limitations on deposits and move-in fees in Seattle.

Also, you can ask the city what the permitting fees are for adding units.

I’ve been reading about the TI factoring going in Sherman and it spiked my interest again.

However, it's essential to consider other factors such as the potential for future appreciation, rental income, and overall investment goals.

Foreclosure lists I think can be determined at some sites like propstream (I've never used it so I could be wrong).3: networking with lawyers that do probate situation and/or divorce situations and want a quick close4: Owner occupant of a property on Hud Homestore - basically trying to help first time homebuyers buy - less competition5: tax auction and tax auction sites6: Offering on properties that have been sitting on the MLS for LONG periods of time and low balling them.7: Calling owners that have recently had their property pulled from the MLS.8: Wholesalers that are selling to you with an assignment fee.9: Low balling every property you look at on the MLS and seeing what sticks.10: FSBO with strong negotiation skills.11: MLS when you see the property really quick once it comes on MLS and put in a full price offer but it was mispriced low (I got a gem a few years ago that has probably close to doubled in values since 2020 when I bought it).12: MLS offers that you really want to ownI might be missing some others but these are the general classes of people that I have noticed. 

With the FHA loan there is a 1.75% funding fee and permanent mortgage insurance 

Plan your down payment carefully, factoring in closing costs and potential renovations.