We all know the standard real estate tax play: buy a rental, depreciate it over 27.5 years (residential) or 39 years (commercial), and hope for the best.But if you’re looking to scale your portfolio in 2026, waiting nearly 30 years to get your money back is a losing game.

While I’m comfortable with residential numbers, I’d love to connect with someone who can help me double-check the underwriting to ensure I’m navigating the transition to commercial correctly.Here is a quick snapshot of the deal:The Asset: 5 buildings (approx. 23,000 sq ft) sitting on 4.75 acres.The Price: $1.5M.The Terms: 3.5% interest-only seller financing.The Upside: A clear value-add play through rent stabilization and using the excess land.The 3.5% debt makes this a very compelling entry into the asset class.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Columbus is great for equity plays and appreciation.

If your BTR buyer can build now and rent for 3-5 years before sewer arrives, that's actually a play - they lock in lower land basis while building equity during the wait.

I am in the same boat in Detroit tenants have not paid in 6 months, Trumps CDC eviction moratorium is still in play. my lawyer said it's just a waiting game at this point. the court here is seeing cases at a very slow rate. my tenants have reached out  to Michigan's Eviction Diversion Program but the program has not responded to me about anything. keep your head up !!

These details come into play when it comes to any potential title issues with the property.

Inspectors will note granule loss, worn flashing, or improper repairs, while the disclosure says everything is fine.The play here: An inspector noting "near end of useful life" on a roof that the seller called "good condition" is worth $15,000-$30,000 in negotiation depending on the roof size and material.3.

I’m still active, but the profile of what works has changed.I don’t think performing notes are dying, but they’re no longer a casual, low-touch yield play for small investors the way they were 3–5 years ago.What I’m seeing in 2025–2026:• Servicing and compliance costs matter now.

Who cares how fast the player ran the 40-yard dash at the NFL combine if they are always hurt and can't play.