I've worked in marketing at a real estate company for years, so I'm very familiar with formulas for calculating offers when wholesaling houses, but would love to hear best practices for determining offer prices for land.

In practice, lenders focus on in-place rents, operating expenses, and whether the net income comfortably covers the new debt service after the refinance.Being self-employed and part-time matters less on the investment side than it would on an owner-occupied loan, but documentation and consistency still matter.

From a practical standpoint the typical asset size means most opportunities are reserved for syndications, REITS, etc. who are capitalized for the investment size and possess the sophistication to manage the operation side of the business whether through direct management or 3rd party participation.

Hi everyone,Quick question on standard practice.I’ve noticed that many investor-owned LLCs sell properties using a Special Warranty Deed, even when they originally purchased the property with a General Warranty Deed.Is this generally considered normal / standard practice for investor sales?

I’ve completed three renovations using a buy-and-hold strategy and am now looking to expand into fix-and-flips.I’m seeking hands-on experience and mentorship to better understand the flipping process from start to finish, and I’m willing to contribute free labor in exchange for the opportunity to learn and observe real projects.I’m active duty, currently stationed in New Jersey, and plan to continue investing on the side as I relocate to future bases.

The third property we bought was from a relocation company and no seller financing was available, again they wanted the money. 

If the property economics don’t support full system replacements, licensed and insured contractors, compliant construction practices, and durable materials, the model isn’t sustainable.Continuing to invest under those constraints isn’t conducive to long-term strategy—it’s more like running a balance on a credit card.

I am a therapist with my own practice and I started to invest in real estate about 15 years ago part time.  

Cash offers usually win because they remove financing and appraisal uncertainty.In practice, cash offers tend to come in ~5–10% lower, but with higher certainty.

You can even take your time finding and local PMC to take over when you relocate.