I have an opportunity for with the property below.

It also allows you to not spend all your money in that deal and have a ability to pursue another opportunity if one arises before your rehab is done.You will spend a lot more in a hard money loan. but it is worth it if you are able to pursue another deal because you still have cash to available or you just really don't want all your cash tied up.

You would be borrowing pre-tax funds and paying loan back with after-tax dollars at 5% that you could invest in tax-deferred environment and grow your wealth at 10%+ rate (there are many opportunities that would allow you to earn at least that such as private lending, syndication, note fund, etc).

Hi @Nicholas Lehman , There's been some very good opportunities in the single family space for that last 2-3 years.

We offered tenant the opportunity to try to clean the carpet but they concurred that it had been destroyed in a year.

My gut tells me that you'll eliminate a number of possible good opportunities using this method.Alternative: Investors with expertise in certain markets can quickly determine whether or not a property is worth pursuing based on its price per 1 bed unit, 2 bed unit, etc. 

@Shane WelchIf the unit is not ready for its intended use - then the payments are added to your basis and depreciated once the property is placed into service.If the unit is ready for its intended use; the payment is expensed if it is a repair.If the payment is for an improvement; the payment can be expensed if it qualified for the de minimis election.

. - Buy using hard cash, - Refinance my other properties to get the cash back + get the rehab fund, - Rehab of $30,000 to increase it's value to around $230,000- Rental units of 50 units with nett cashflow after expense and mortgage of $1200- Repeat: finding another opportunities with the extra money that I got from refinance Conclusion: I got the property with 0 cash invested (though short term cash is needed & using other property for refinancing), get $1200 / month (still in progress).

Other factors are the price of the next home, how long you intend to live there and how much it will cost to rehab.

Opportunity How did you find this deal and how did you negotiate it?