Rule of thumb: match the debt to the strategy and the timeline — short-term, higher-rate capital for quick exits; stable, cheaper capital for long holds.Make the money fit the mission, not the other way around.

When done right, pairing REPS with strategies like cost segregation or short-term rentals can unlock some serious tax savings.Really like how you framed it, appreciation and cash flow get the attention, but taxes are often where the real wealth is built.

What strategies and resources have you found the most successful when trying to go directly to seller?

Hi @Drew PhebusFinding good BRRR deals looks a little different these days.

I looked for some time in my local area and could not find what I was looking for, which was estate planning and tax strategy. 

With rates shifting and banks tightening up, I’ve seen more investors turning to creative or private funding options lately.Curious — what’s your go-to funding strategy in today’s market?

I'd say Atlantic City and the surrounding towns can offer some solid opportunities depending on your strategy.

Happy to provide a few lenders that can help with a lending strategy. 

Purchase price: $89,000 Cash invested: $89,000 Failed BRRR with a scam artist called Mid South Turnkey (Kenny Shaw). https://the-opposition.com/2025/06/mid-south-turnkey-homes-the-90000-nightmare-at-2028-amity/What happened? 

Alternatively, I could pivot strategies and aim to start 1-2 AirBnBs/year in my state.