advanced fee pump and dump  full stop.. for all the reasons mentioned above. its an epidemic in the US and has been for decades.if you can watch the American Greed episode on Remington Financial and then you will understand how a sophisticated due diligence scheme was carried out.the one U showed is coming to you from off shore just garden variety Nigerian prince scheme couched for RE lending. 

U wont find many private investors who can do what I do..

Live in it, rent it out as a short term rental when you aren't there and call it a day with your house hack.bit being in a hurry for your first purchase could help u get a better buy 

You must work at least 750 hours per year in a qualified RE business.So most people who have high-earning W-2 jobs outside of real estate won't qualify.But the unique thing about RE pro status is that even if you don’t qualify but your spouse does, you can both file jointly and claim the losses from your RE investments to offset your other active income together.It's an incredibly powerful benefit if you do meet the criteria.

He came in one day talking about spending his life's savings on furniture, renting a U-Haul to drive to Texas, and furnishing 12 apartments for arbitrage that he would manage from Nashville. 

Thank u all who have replied.

Also, large losses may still be limited by the Excess Business Loss cap, roughly $626,000 for joint filers in 2025, as mentioned above.Operationally, buying in Pinetop Lakeside is fine as long as you can self manage enough to document your hours.

U dont hear much about it .. its a niche and anyone who has taken back a seller carry back note usually gets a few direct mail peices offering to buy your note.. thats all it takes  its public record make contact offer to buy .. etc. 

In between time I've been learning how joint venture partnerships are structured where one partner brings in capital or experience, and the other handles project management and execution.

Joint Venture with seller or investor (buy with a partner to cut costs and risk)