Im a new investor and recently started signing up for local meetups, summits and being more active on the BiggerPockets forum.One question I've been hearing a lot is "What value do you bring to the table?"

Solid plan... the issue I face with your first point is time wasted = money left on the table... instead of waiting for a correction, I feel that building from the ground up is the move, this way you're creating your own opportunity rather than waiting for a unicorn project.

Let's talk about your table. 

Do you feel like you’ve left money on the table by not going for higher unlevered CoC return?

I’m not pitching anything — genuinely looking to learn what’s working so I can bring more relevant opportunities to the table.

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.

After establishing a service company in 2014 and acquiring a commercial headquarters, financial discipline has been a key focus.Investment Focus & StrategyThe current focus is on transitioning fully into real estate, seeking assets that align with the following criteria:Target: Value-Add opportunities where a background in construction and structural knowledge can contribute to property improvement and appreciation.Goal: Income-producing properties with a focus on sustainable cash flow.Approach: Interested in projects that may require addressing physical property needs, leveraging practical trade experience.Building ConnectionsBringing a blend of practical knowledge and business experience to the table.

.: I’ve got plenty of refinance potential sitting on the table right now but I’m stuck in that familiar gray zone of when to actually pull the trigger.The hesitation isn’t about qualification or structure.

It's always good to see operators who think beyond the closing table.

If you locked in a low rate in early 2022, that interest rate is an asset itself—an investor might be willing to take over the payments just to get the rate, which solves your problem without you having to bring cash to the closing table.