Back then, the market was more stable, interest rates were below 4.5%, and distressed properties sold at significant discounts.Today, distressed properties often sell at a premium, and cash-out refinance rates are above 8%.The best BRRRR deal I can find today involves buying a property with cash, investing in the rehab with cash, pulling out 75% of the ARV and breaking even on rent and mortgage.

I reached out to the agent representing the property to see if the owner might consider selling.

My number 1 tip would be to go off market and find owner that wants to sell at a discount / prefers speed and convenience. 

You will likely have your license and be able to buy/sell.

From there, I try to figure out why this house isn't selling, and if I'm still interested I'll make an offer at a price that works at my numbers.Other than that, yes I think it is a great idea to dig deeper into more creative methods of finding deals - wholesalers, direct mail, door knocking, networking, etc.

But if you want to maximize your deductions now or plan to sell the property soon, then using it now could be better.Also, if you or your spouse qualify as a Real Estate Professional for tax purposes, the losses could offset other income, like your W-2 salary.

That can only be fixed by selling or dealing with it.

If you want to mitigate all risk, sell your real estate, and hide the cash under your pillow, and don’t get out of bed ever.

Currently selling two SFRs to 1031 into a seller financed 9 unit mixed use property - I am still excited to learn new strategies 13 years later.I have some of my investments on my profile and some info regarding each.

Your ability to identify properties and markets where you can generate equity (both imputed and appreciated) while using debt responsibly and knowing when is most appropriate to sell is how you acquire more real estate.