But may get a 5-10% discount (from what you would pay retail) or more on a loyal sub they work with.

Here is a framework to think about how buying properties creates the most tax efficiency for you.The 6 levers of depreciation:Lever 1 - % of LandOne of the components of a property is land.Land is NOT DEDUCTIBLE, so low value land properties mean more tax deduction.A value of your overall purchase will be assigned to the land or lot.You receive no near-term tax benefits for buying land.For example - If you buy a $2 MM industrial building outside a rural town on 5 acres, the land value could be $5k an acre.

I enjoy real estate the drive and the rush for me is closing deals finding them and helping others accomplish the same.

If you are starting out and need an agent, you might expect to pay 6% OR MORE in commissions depending on the price point.

need a little help please.

I would guess that more than 50% of investors who 100% finance a deal end up going under on that deal. your focus should be on saving money to get a down payment vs. trying to find a deal that allows for no down payment.

I have a couple affordable properties and need help get HAP residents in.

Or would it be more efficient to just pay an attorney to create one?

@Nicholas Bowers I can help if you want to look at a market like Kansas City.

This would be even more true of a house where the tenants really live in the property and spread-out big time.