The work around tends to be instances where the investor is self-managing the construction or is collecting fees built into the development deals, but this requires fairly large total cost projects.I see you pinned Philadelphia, what neighborhood are you focused on?

After the sale, we are projecting about $400k after it's all said and done (realtor fees, closing cost, debts paid, etc)

Agents and investors told me it would never sell:• too close to the tracks• too much work• wrong buyerI explored everything—partnering, flat-fee MLS, novation, creative exits.I negotiated a contract extension.

Some states let you charge storage fees that eat into security deposit.

Ask if they've considered sellingOther good indicators of motivation:Absentee owners (they live somewhere else)High tax debt relative to property valueCode violations stacked on topFor disclosure, in most states you don't have to say "I'm a wholesaler," but you do need to be upfront that you're an investor and may assign the contract.

From a tax view, interest, points, and lender fees can be written off against flip income.For cosmetic rehabs, many hard money lenders allow you to do the work yourself, but they usually only reimburse materials, not your time.

Usually receiving a kickback from the guru and trying to recover some of the fee he now realizes he’s thrown away.

must pay a fee to cover the bid vetting (one place required $100 another place required $500)8. don't accept coins (a shop owner came with a jug filled with coins, that was the last time they accepted coins)   9. there are over 3,000 counties in US, so there are potential for 3,000 different rules, pretty difficult to write that book to cover all the differences.10.

I can quote you out on DSCR with low origination fees for comparison.

Lenders move faster when the exit is obvious and supported by comps, not projections.Clean structureStraightforward ownership, clean title, no exotic entities, and a basic capital stack.