.: I was asked by a new to real estate couple, to compare doing a 20% cash down, Buy & Hold Rental property using conventional financing and buying Subject To and selling to a Tenant Buyer with creative finance and what that would look like.This is an actual deal I did.

Will be interesting to see where this and some other similar developments with ground leases set to expire in the coming years.https://hoodline.com/2025/11/pennies-for-paradise-kahala-bea...

so many people got such low rates on 30 year mortgages post GFC - like me - that they're not going to refinance or sell for many, many years. 

Equity positions are looking strong, but I’m torn between refinancing and pulling cash out versus selling and recycling capital into new markets.What’s your current funding or exit strategy given where rates and property values are?

We have scheduled an appraisal but also would like to have someone advise on the selling price.Any help would be greatly appreciated!

But while I’ve never bothered to test for radon, one you get to triple the “safe” rating I would start to get a little concerned.

If so, then you could sell and take the first $250K of profit tax-free.

A deal that can support a 10 yr fixed rate loan today at an inplace 1.25 DSCR is far safer than a floating rate bridge loan at 1.25x DSCR due to a significant rate cap purchase.  

Right now wholesalers are mainly doing:SMS TextingCold CallingDirect Mail / PostcardsThe “next level” is PPL (Pay-Per-Lead) through lead generation companies, so you’re only paying for conversations that raise their hand.Most people start by pulling lists of sellers in distress (pre-foreclosure, tax liens, probate, divorce, etc.) and then stacking those lists so you’re not just hitting one pain point but several.On top of that, a few other things are working well right now:PPC / Google Ads – motivated sellers often search “sell my house fast” before answering cold outreach.Facebook/Instagram Ads with strong local targeting.Driving for Dollars apps (batchdriven, dealmachine) paired with skip-tracing to hit niche properties others might miss.Follow-up systems – 70% of deals come from nurturing leads over time, not just first contact.What seems less effective today:Bandit signs (cities are cracking down, saturation is high).Generic postcard campaigns without a targeted or consistent follow-up strategy.Mass cold email (deliverability has dropped a lot).The real key is consistency + multi-channel.

As a result, investors are stuck with the option of spend far more than expected to make the property rent-ready and being "all in" at 2x what they though or facing the alternative of selling at a massive loss.