Body:
Hi BiggerPockets community,
 
I’ve been researching how investors and wholesalers connect with distressed sellers. I understand that many use different types of marketing strategies to generate leads, and I want...

Quote from @Danilo Huamani: Hey everyone, I’m curious how wholesalers or larger investors are currently finding distressed sellers, specifically through marketing strategies.Just to clarify: I’m excluding networking or referrals here — I’m more focused on digital marketing or other direct methods that don’t depend on personal connections. 

If you're married, the entire $500k is excluded, and you have no taxes to pay at all.

From what I understand, the annual gift tax excludes $18K per person (2025 limit), and anything above that either gets reported against her lifetime estate/gift exemption or requires some additional planning.I’m trying to figure out the most tax-efficient and practical strategy here.

It offers:-Open-peril coverage on both the home and personal property (everything is covered unless specifically excluded).

This is coverage that is more common to the property policy, but could also be excluded. 

I believe zoning matters are excluded from coverage in most standard title policies but there may be some coverage if you purchased a Homeowner's form policy. 

In other words, the consumer is the economy.Personal consumption (PCE) spending was up 0.3% gain for the month, putting the annual PCE inflation at 2.7%, and up 2.9% (up .2%), excluding volatile food and energy prices.

I had a local bank quote me the following in their loan estimate:Property: Duplex (investment)Location: New Hampshire (Strafford County)Appraised Value: $638,000Loan Amount (60% LTV): ≈ $382,000Rate Quote: 6% fixed, 30-yearLoan + Title Fees: ~$13,200 (includes a 2% origination fee) — excludes escrows/prepaidsFICO Score: 800+Note: Open to higher LTV for more liquidity, but 60% is where I’ve gotten the best rate so farQuestion:Does 6% with these fees sound competitive for an investment property cash-out refi?

When it comes to real estate, here's a general list of eligible assets and their depreciable lifespans that you should know: Residential Rental Property = 27.5 yearsThis includes any building or structure where 80% or more of its gross rental income is from residential units.That means:- Apartment buildings- Single-family rental homes- Duplexes, triplexes, and quadplexes- Mobile homes (used for residential rental)- Any kind of residential lodging facility where the primary purpose is long-term rentalCommercial Property = 39 yearsThis includes non-residential properties like:-Office buildings-Retail stores and shopping centers-Warehouses-Industrial complexes-Hotels and motels that do not qualify as residential rental propertyLand Improvements = 15 yearsThese include sidewalks, roads, fencing, some landscaping, and parking lots that are separate from the building.Personal Property = 5 or 7 yearsPersonal property used in a rental activity usually has a 5 or 7-year life.This includes most furniture, appliances, carpeting and various machinery.Qualified Improvement Property (QIP) = 15 yearsGenerally, this includes any improvements made to the interior of a non-residential building after the building was placed in service, excluding elevators, enlargements, and the internal structural framework.Computers and Related Peripheral Equipment = 5 yearsVehicles = 5 yearsNote that land itself is not depreciable.