I'd think even where sub to or seller financing is most common, maybe the markets where it happens the most, maybe it achieves 2 or 3% max.The few times I see it in our area personally, is almost always on a 5-10 unit non-performing asset that someone can't get a loan on because of the debt coverage requirements.  

This is for a long term hold for at least the next 10 years.

One option could be to purchase a distressed property with a bridge loan, complete the rehab, and then refinance either through a rate and term refinance or a cash-out refinance into a DSCR loan.

And it's good that you can always return to long-term or mid-term rentals if need be. 

Any other local industries with short term employment?

So, here at the 6 month check in, here are the things I've been doing since January 2024: *Anchored everything to my WHY, including the motivations and long-term strategy *Joined a local REI group hosted by my church*Researched tax lien investing in Harford County, MD and decided to not play in that space this year*Read a few REI books (Rich Dad Poor Dad, One Rental At A Time, Building Wealth One House at a Time, Wealth Without Cash, Building Real Estate Wealth in a Changing Market)*Subscribed to a bunch of good YouTube channels (BP, ORAAT, Ken McElroy, Coach Carson...)

Hey Emily, I think it is worth it if it is expected to cash flow some in the long term.

I am committed to managing the project diligently, ensuring that every aspect of the rehabilitation process is executed with precision and efficiency.I am open to discussing various investment structures and terms that would be mutually beneficial. 

I do not need every potential client just those that work well for a long term relationship where both parties respect each others time and skills.When a broker or agent is already wealthy they can define when they will work and with whom.

I'm focused on coverage not pricing though.