You can use capital gains that will be tax deferred 7 years with 15% discount and future gains aren't taxed.

I've posted the relevant MA law many times in the forums, but you can read it for yourself here: https://malegislature.gov/Laws/GeneralLaws/PartI/TitleXVI/Chapter112/Section87PP It defines what kinds of activities require you to be licensed.The only legal way to wholesale without a real estate license in MA is to "wholetail" - meaning that you buy the property (presumably at a meaningful discount), add your markup and then re-sell it.  

I have done some reach search in buying property at a discount rate.

Bus was no longer covered, must be paid quarterly but you can receive discount paying the year in full.

I missed the boat on house hacking, and a lot of the inventory in the Chicago suburbs was incredibly discounted during and right after the housing crash.

With auction homes, I can buy at a deep discount.

Texas does not have double property tax for landlords/investors.Texas provides an exemption and a yearly cap for owner occupants(Homestead) that provides a small discount on property taxes and a 10% yearly cap on the rise of the appraised value

Offer the tenant to stay and get a discount of $50 @ $850 for one year.

*I would have to pay all cash to get a discount from a seller typically, where as the bank may allow otherwise.

We can't sell it as an NPN and we'd take a discount because of the late payments.