Buying an "Off Market" property with "Subject To" and "Wraps" & Selling "Lease / Option"When buying a property to cash flow, you need to know what your expenses are.

The property definitely needs a full rehab, so my thought is: if I can get into it for less than buying it outright, I could use the extra HELOC funds to handle the rehab and then refi into a conventional loan once it’s stabilized.  

Sounds like you’ve got a great foundation between the SDIRA and those North Georgia lots.I’m happy to connect anytime — my background is primarily in multifamily and buy-and-hold investing across Georgia and Texas, so I always enjoy talking strategy, scaling, and long-term planning with other investors who are building for the next decade.

Just remember, once you get to 30 days, MN State rental laws apply, not Airbnb rules, and for that reason, you would be best to create a lease, keep some extra revenue by saving AirBNB fees, and save the tenant the cost of the taxes which do not apply on a lease.

It also requires a specialized custodian and a bit of extra paperwork.If you do wind up using cash, other savings, or even a combination of cash and other funding sources, there are also creative financing options out there today.

This means always holding adequate reserves to protect yourself against project delays, extra time on the market, or cost overruns, and if you're flipping, buying with enough equity cushion up front to safely handle potential market shifts.

Here are a few brainstorming ideas:Outdoor LivingMust have potential for high-impact features like fire pits, hot tubs, dining areas, or outdoor games to significantly boost appeal.Views & ProximityProperties with desirable views or close proximity to water, nature, or main attractions offer an enhanced guest experience.Premium Interior FeaturesPotential for dedicated game rooms, high-speed Wi-Fi, or comfortable dedicated workspaces to cater to diverse guest needs.Easy ParkingAdequate and convenient parking for the expected guest group size is critical for convenience and securing 5-star reviews.Garage to Game Room ConversionIf driveway parking is plentiful, converting a garage into a functional game room or extra living space offers amazing added value.Noise & Light AbatementEnsuring quiet enjoyment of the property through noise reduction measures enhances guest comfort and prevents issues with neighbors.

So essentially, we are buying the properties with no money.

I’m now looking to buy another property.I already have an agent I like who’s sending me possible deals - but as you know, agents still have a motivation to get something under contract.I’m really looking for someone who’s a bit more experienced and open to lending their expertise - someone I can bounce thoughts and ideas off when analyzing deals, evaluating properties, and just getting general guidance.Not looking for a paid mentorship or program - just some honest, unbiased insight from someone who’s been there.

I am the single income provider so I do not have a lot of extra funds to drop 20% on an investment and curious how others can invest in multiple properties?