@Eva Bici HOLY MOLY!

Getting motivated off-market leads is the holly grail in wholesaling.

Not a dumb question at all — in fact, it’s a smart one, because “instant equity” is basically the holy grail for investors.Yes, you can find a duplex or single-family home with instant equity, but it’s not super common in today’s market unless you’re willing to:Buy off-market (direct from seller, probate, pre-foreclosure, tired landlord, etc.).Look for properties that need work where you can add value through renovations or improvements.Act quickly when a below-market deal hits the MLS (and those go fast).For example, if a duplex is worth $250k in good shape and you can buy it for $200k because it needs $20k in updates, you’re walking in with about $30k in instant equity after repairs.

I had a personal "holy crap" moment a few months ago where I turned around and realized how much time I had lost with my family over the last decade and a half due to my career in law enforcement.

What in the holy hell is a novation? 

How in the name of all that is holy  did you get involved in something like this given your obviously limited experience? 

Holy $(#&*$(*%!!!

Please don't give misleading facts Just because you had some tenants paying you every month for 25 years doesn't mean it is a holy grail of wealth generation.

For the love of everything holy, do not chase high cash on cash returns in high risk areas. 

It doesn't really say much though  https://heraldspost.com/ashcroft-capital-lawsuit/ Holy wow!