Happy to offer up some more insights if you're interested.

Admittedly I am new to this and I haven't written a creative offer before. 

Focus on how to juice cash flow if possible (rent by the room, separating spaces, etc.) or decreasing expenses (assuming a loan, looking at new build incentives, aggressive offers w/ rate buy downs that work for you, etc.) 

Turnkeys offer less hands-on management which is ideal for beginners and it give you valuable experience as a landlord.

He is a mentor of mine as well, and is not so interested in making money but rather he told me that he likes to see 7% in his passively invested accounts, so I offered and he accepted that I would pay him 8% APY On the principal that I borrowed. 

We just made an offer on our first deal.

So if you're buying a stabilized cash flowing asset, the returns you'd have to offer a PML would be lower.

You can explain to the Realtor that if you don't do this, then it has to be a cash buyer and they will offer less.

We are currently offering 12-16% interest to our private money investors which we feel is a strong offer in this market.

I was told my by loan offer over a year ago that the rates in spring of 2024 would be back in the low 6's high 5's... look where we are.