You can only use an LLC to buy if you have cash or two years of tax returns through that LLC and can get lending with it.

So like the majority of investors right now, it has hard for me to find cash flowing rentals due to appreciation + high interest rates. 

Purchase price: $260,000 Cash invested: $50,000 Vacation rental What made you interested in investing in this type of deal?

my goal is always to have passive income from rental properties but right now I’m thinking more of being able to pocket cash and later make plans on rentals.

Pay close attention to the capital stack, how much debt there is, how much preferred equity there is, how much the GP is co-investing, how much they project rents to rise organically every year, what exit cap rate they're assuming, how much cash reserves the property/investment will have, how much does the deal returns change when you add 50-200 bps to the cap rate, what is your breakeven occupancy and exit cap rate, and a bunch more. 

Purchase price: $42,000 Cash invested: $15,000 Single family detached 2 bed/1.5 bath.

While current deals may not seem to offer great cash flow, the increasing housing inventory and potential rate cuts next year could improve your prospects.

But if you start doing some research you'll see there's a ton happening under the surface.Price points are still quite low and you can still find solid cash flowing deals if you know what you're doing. 

Purchase price: $21,000 Cash invested: $25,000 Sale price: $55,500 Contributors: Peter Vekselman Partner Driven, in collaboration with Tricia Hart, successfully completed a renovation project on Water Street in Delphi, IN.

Pull cash buyers in your area from a data set or market it on social media.