Your safety net is asset-first DD: pull O&E, confirm lien position, inspect the collateral, and model exits before you wire.

That’s why people model it out instead of guessing.Do it cleanIf you take the “later-year” route, it’s usually done with a proper cost seg study + Form 3115 + Sec. 481(a) adjustment, nothing exotic, just needs to be done right.So short answer: yes, you can buy in 2025 and do the cost seg in 2026 when you actually qualify, that often makes more sense for REP timing than forcing it in 2025.

I’d get two more bids from mini‑split specialists, ask for a load calc, exact model numbers, and a line‑item scope; smaller independents often price sharper but verify license, insurance, and who pulls permits.

For out-of-state investing, it’s a creative way to boost cash flow if you’re okay with the model, but I’d also make sure you understand the lease structure, tenant turnover, and how they handle disputes before diving in.

Based on the modeling I've done one of the lowest risk options and best IRR is probably for me to assist with the management today with little or no compensation and then take the property as the beneficiary of an irrevocable trust.

I've found the possibility of wholesale intriguing, but what's the best model/path forward?

It’s all about the model that fits your goals. 

If you buy a reasonably priced home and pair it with affordable land, the rent can often cover the mortgage, taxes, and overhead, but the numbers have to be modeled carefully.

I like this model the most.

The opportunities are out there — but I can’t scale at the level I want using just my own funds.That’s why I’m looking for two key relationships:1️⃣ A capital partner who believes in growth, creative structures, and long-term wealth building.2️⃣ A mentor who’s already scaled intelligently — someone who’s built systems, teams, and mindset around sustainable growth — and is open to a call or connection.I’ve done the work, proven the model, and know how to operate successfully.