Lot of deals on the table and trying to keep pushing on my system.  

They may charge you (at your age, I would not suggest paying for a mentor), or they may expect you to work for them for little or no money...if they expect you to work for them, they usually will want you to bring some proven experience and skills to the table that will benefit them--but at 19, most people don't have much experience to offer (that's not your fault, it's just an inherent part of being a young adult)....but don't worry, because even if you could find a mentor right now, a mentor might not even be the best use of your time at this stage...In some cases, a mentor might actually get in the way of your success (especially if your mentor isn't well-matched to your style, interests, goals, etc).

So yes, you can generally depreciate only the rental-use portion for 2026, and a cost seg/bonus is still on the table, but it will be limited to the business/rental-use percentage for that year.You’re right to run it by your tax pro, but you are thinking about it the right way.

That’s our focus with every investor we work with: fast execution, full transparency, and zero surprises at the closing table.

On the flip side, some list aggressively low to move fast and end up leaving money on the table when the property has hidden issues.Here’s a real example from earlier this year:A client had 1540 Wardle under contract at $399K.

If it isn't a benefit for my client (buyer or seller) and the person across the table ... the deal really shouldn't happen. 

Table closings are a thing of the past.

Here’s what to have ready:1️⃣ Current Pro Forma – Updated with realistic DSCR and stabilized income assumptions.2️⃣ Clear Cap Table – A simple ownership summary that shows transparency and alignment.3️⃣ Defined Exit or Refinance Plan – Lenders want to see how they’ll be repaid.4️⃣ Updated Appraisal & Project Budget – Accurate, current numbers make underwriting smoother.5️⃣ Strong Sponsor Story – Your track record and narrative still matter more than any spreadsheet.💡 Pro Tip: Preparation speeds up funding, builds lender confidence, and often improves your terms.⚖️ FAQ: “Is Mezzanine Debt Just Expensive Equity?”

So if you bump the price up to include your commission and seller credits, you’re effectively using those credits to offset what you’d otherwise bring to the table — a smart way to keep cash in your pocket.Let’s say:$470,000 purchase price20% down = $94,000You’re getting ~$42,000 back in total commission and seller creditsThat means you’re only out roughly $52,000 net, which matches your notes.If you go with Option 2 — lower price ($435K) and less credits — your down payment drops ($87,000), but since you’re only getting $10K in credits, your out-of-pocket jumps closer to $77K.

Then exit routes are/are not1) Flipping does not work, as buyer/buyer's lender would demand a clean title. 2) DSCR loans are off the table, because they require fully clean slates.3) Come the private loan maturity in 1 year, I try to refinance into a conventional DTI loan, with the junior solar lien still standing.