Purchase price: $300,000 Cash invested: $90,000 Sale price: $485,000 This was a fun one I got to do a few houses down from where I live.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Specifically, have you explicitly informed the seller that you are wholesaling? 

Here are some examples as to why a property could be purchased “all cash”: - HML purchase appears all cash.  

I think the law has changed, but just make sure you have a good Mexican abogado to help you with your purchase!

Purchase price: $350,000 Cash invested: $20,000 Bought my second Property at 22 years old while still in school!

There are specific rules for 1031 exchanges including:The replacement property must be identified within 45 days of transferring the relinquished property.The replacement property must be received within 180 days after the transfer of the relinquished property or the due date of the taxpayer's tax return, whichever is earlier.Special rules apply for exchanges between related parties (defined in § 267(b) or 707(b)(1)).Real property located in the United States and real property located outside the United States are not considered property of like kind.Cost Segregation StudiesA Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

You might consider purchasing one of the available raw land investing courses such as the "Land Profit Generator" program offered by Jack Bosch.  

It is landlord-friendly, and specific pockets have gone upwards of 2-4x in the last 5-10 years.Cleveland Housing Market Trend for 2024 - https://www.noradarealestate.com/blog/cleveland-real-estate-...

For the price of $5 I wouldn't think this is worth setting up, but if you just had it as an exclusive discount, nobody will be mad about it if they're not forced to purchase anything.