The deals are as bad as it gets from a wholesaler in our market unfortunately. 100k spreads with grossly underestimated rehab costs.

This way you avoid penalties, reduce stress, and spread the cash flow.This post does not create a CPA-Client relationship.

What's the ARV or spread after? 

They both care most about labor, even over inflation and it is starting to bring them together.Just look at the spread between the 10-yr Treasury bond and mortgage rates (which track each other), today at a 3 year low, now dancing in tandem down the water spout.And there is MUCH room to compress spreads.

However, the high saturation of investors and wholesalers is significantly compressing margins, leading to exceptionally tight spreads for active players.

Like an off market property, see what the spread between buy and sell is and make an offer - the worst thing they can say is no. 

Now I’m looking for either:A replacement private loan (~$75K), orA partner who wants in on a $250–300K spread over 5 years.This deal is structured to support itself.

🎉 Those seller-finance terms are solid, especially with interest-only for 10 years, which gives you plenty of breathing room to execute the value-add play.The rent spread you pointed out ($9.62 → ~$14.50) is a huge upside.

Here’s a professional perspective on your options, considering both strategy and risk:Option 1 – Rent your primary home (house hack your existing property):Pros:Generates immediate cash flow if your rent covers your mortgage and other expenses.Keeps your home appreciating in a market that may continue to rise.Builds experience as a landlord while keeping your current neighborhood and lifestyle.Cons:You’ll need to manage tenants or hire a property manager.Risk of vacancy, damage, or difficult tenants.Your cash flow might be modest if your mortgage is high.Option 2 – Sell, downsize, and invest in multi-family or smaller homes:Pros:Frees up home equity for multiple investments.Potentially faster path to portfolio growth and cash flow.Diversifies risk by spreading investments across properties.Cons:Transaction costs (selling, buying, moving) reduce immediate capital.You lose current home appreciation.Larger learning curve managing multiple rental properties.Key Considerations:Your risk tolerance and lifestyle goals: Do you want to stay put or scale quickly?

Big cash in + modest cash out = crushed returns, and your ARV spread looks thin.Quick ways to pressure test:Verify ARV with 3 comps—if it doesn’t stretch, move on.Price both LTR and legit MTR (net after cleaning, utilities, vacancy).