I never cared what they are making as the assignment fee, as long as I knew the numbers worked on my end.As for a purchase & rehab lender that will finance up to 100% of the wholesaler's assignment fee - I can introduce you to one that finances that and also 100% of the purchase & rehab up to 65-75% of the ARV.As a lender I sometimes receive off-market properties from wholesalers and other sources and share them to our borrowers if they fit what they are seeking.

The problem is it's a very economically depressed area.

I believe the property manager needs be on island (but i could be wrong).

Bonus depreciation is just a special part of the US tax code.It allows you to take accelerated depreciation on portions of your property depending on when an asset is put into service.At the time of this writing, you can write off a huge portion (60% in 2024) of many qualified components that have a useful lifespan of 15 years or less.That means a certain percentage of things like landscaping, sidewalks, latches, appliances, fences, certain flooring, etc is depreciable in year 1.The bonus depreciation rate percentage changes yearly depending on the administration and the tax code.For years 2015 through 2017 first-year depreciation for all the items on a 15-year schedule or less was set to 50%.It was scheduled to go down to 40% in 2018 and 30% in 2019 and then 0% in 2020.But then Trump got elected, and he enacted the Tax Cuts and Jobs Act.That moved the bonus depreciation percentage to 100% from 2017 to 2022.In 2023 it went down to 80% and it’s currently at 60%.Depending on who gets elected again, 100% may be back on the table.Only time will tell.We know that the US government wants to incentivize more development and ownership of RE.They want Americans to continue to build and maintain our physical world.That’s why real estate is one of the most tax-advantaged assets in the US.Depreciation and bonus depreciation for RE are very positive and will likely continue in the years ahead.

If you can't find it call the housing authority and ask them what the payment standards are for the bedroom count you are looking for.

I found a seller who is motivated to sell his property at a pretty steep discount.My plan is to put the property in escrow on an executory contract/land contract with the condition that the title will transfer once the seller receives his funds.

Hands down one of the most efficient ways of learning the ins and outs of real estate investing without taking on to much at once. 

Distressed commercial assets, as most good real estate, come from building relationships over years, not from buying a program, getting a good SMS system, and making a flowchart on how to be the best.You are  trying to skip the steps that all long-term investors have mastered, knowing other investors and leveraging deal flow between each other because the trust is there.

The wheels started coming off when we started building in these safety net's against failure.

Generally, the further you get out of the urban center, the more likely you are to find cash flow.