Use these market shifts to your advantage in yourtarget markets – look for motivated sellers!

.🔹 Step 1: Deal Structure (as I understand it)Purchase price (effectively):$10,000 down + ($1,600 × 30 mo = $48,000) + ($200 × 60 mo = $12,000) = $70,000 totalMonthly outflow (including taxes + utilities): ≈$2,050–$2,200Current rent roll: $550 + $475 + $400 + $300 = $1,725/monthValue estimate: $60k–$70k per CMA (pending confirmation)🔹 Step 2: Current Operating SnapshotGross Rent = $1,725/month = $20,700/yearExpenses (per seller estimate) = $2,050–$2,200/month = $24,600–$26,400/yearNet Operating Income (NOI) = –$3,900 to –$5,700 per year (negative cash flow today).So as-is, you’d be losing money each month.🔹 Step 3: Upside Potential — Raising RentsRents are well under market (you said).

Other places might let you assign contracts, but only if you follow certain rules and give full disclosure to both the seller and the buyer.

Even if you're not ready to buy, understanding what you qualify for today will help you build a realistic plan—and maybe find creative financing options like house hacking or low down payment loans.You're in a great spot: young, motivated, and already thinking like an investor.

But here’s the catch:The seller admits there’s a foundation issue that hasn’t been addressed.There’s a pending insurance claim that might delay closing.The city is talking about rezoning the area, which could affect future property values.You’ve run the numbers and, if everything goes right, the upside is huge.

But the other most important thing is that you absolutely need to find a seller of the land that will wait for your rezoning process before you close. 

Things like:🚫 “I need seller financing.

You might also explore local banks or credit unions that sometimes offer owner-occupied CRE loans with better terms, or even negotiate seller financing to bridge until rates improve.

If a lender gives you a loan at 25% LTV and then the seller finances the rest, then this is 100% CLTV.

Sounds like you’ve got a solid foundation with the nest egg, some home equity, and the motivation to jump in.