For those looking for real numbers on non-real estate alternatives, here’s a breakdown of a recent deal I participated in on the Archer Group Marketplace:The Asset: A direct mail campaign for a major consumer goods br...

For accounting-heavy operations—especially where you need detailed P&Ls or owner reporting—OwnerRez is arguably the best in class.

At what scale does it make sense to start exploring a cost segregation study? 

I see recommendations for a second cost segregation study after property improvements but am confused why this is necessary?

Investment Info:

Condo fix & flip investment.

Purchase price: $210,000

Cash invested: $29,192

Sale price: $338,000

Project Overview
144 Pinewood was a condo in Gardner that had been vacant fo...

Investment Info:

Small multi-family (2-4 units) fix & flip investment.

Purchase price: $307,500

Cash invested: $54,200

Sale price: $510,000

Project Overview
51 Cumberland was a two family in ...

I’m spending more time studying the Cleveland market and would love to connect with investors who are actively buying in the area.

Make sure the study methodology is defensible.

I’m looking for some insight on how to structure an offer on a Fannie Mae REO I’m interested in, especially given some discrepancies in how the property is being represented.Key facts:Current listing: Advertised as a 3 bed / 1 bath at 1,850 sf.Issue: That square footage appears to include a partially finished basement, including a “room” with no proper egress, so it should not be counted as a legal bedroom or finished living area.Prior listing (2021): Previously listed as a 3/1 at 1,572 sf.Fannie/FNMA record: Federal National Mortgage Association currently has it as a 2/1 at 1,368 sf, which is much closer to reality based on what I’ve seen.Pricing history:Sold 7/14/2021 for $450,000.Trustee’s Deed consideration amount: $347,000 dated 10/18/2024.REO list price started at $489,900, then dropped around 2/16/2026 to $484,900.First Look: First Look period expired on 2/20/2026 at 21:00, so investors can now submit offers.My main concerns:The current list price seems to be based on an inflated square footage (counting the basement as living space) and as if it’s a 3/1, when in reality it’s functionally a 2/1 with a partially finished basement.Comps in the area should really be adjusted to the ~1,368 sf, 2/1 configuration, not 1,850 sf, 3/1.Fannie paid effectively $347K (per the Trustee’s Deed), but is trying to list it close to or above what it sold for in 2021, when it was arguably misrepresented then too.What I’m thinking:Have my agent pull comps based on 2/1 and ~1,368 sf only, ignoring the basement as finished living area, and value the property that way.Back into my maximum offer using:ARV for a 2/1 at ~1,368 sf.Less repairs/updates needed.Less my desired profit and holding costs.Use the misrepresentation of square footage and non‑egress “bedroom” as leverage, both in the initial offer and during any inspection/renegotiation.Questions for the community:For those who have bought Fannie Mae REOs recently, how aggressive can I realistically be on price once First Look has expired?

If the tiny home is permanently affixed to the land with a proper foundation and utilities, it’s generally treated as real property and eligible for depreciation, including accelerated components like electrical, plumbing, and certain fixtures.That said, on a $100K structure, you’ll want to weigh the benefit against the cost of a formal cost segregation study.