Sign of a soft market with increasing DOM.How well do you understand the seasonal effect on DOM and absorption rates?

that is such a disservice to the seller.i also believe there are new laws in effect in Oklahoma on wholesaling making things much more strict.hope this helps.

It goes into effect on the 27th of October.

It is not glamorous, but it is effective. 

Not many of them have access to effectively insure large multi-state portfolios. 

Sounds like a real pain, totally understand the challenge.

One unit that I’m living is already renovated as a mini split new floors all that.I’m looking for ways to improve it, cost effective, increase value and keep tenants.

In our Co-Investing Club, we’ve seen a few investors use that combo effectively to scale faster while keeping capital turning.

It’s been a surprisingly effective layer for a few of my long-time investors making similar transitions.Almost all my investments are made through my Roth Solo 401K 

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.