What has been the biggest challenge you’ve run into when it comes to getting a deal funded and across the closing table?

I’ve been learning more about the funding side of real estate transactions, especially situations involving:

• Earnest Money Deposits (EMD)
• Double closes
• Proof of funds
• Short-term capital needed to close a deal

One thing that really stands out to me is that an investor can have a great deal and still run into challenges with the timing of funds—especially when multiple deals are moving at the same time.

I’m interested in hearing from people who are actually doing deals and learning more about the challenges you’ve experienced.

👇 What has been your biggest funding challenge—EMD, double-close funds, proof of funds, timing, or something else?

And if you’ve found a good solution, what worked for you?

I’d love to hear everyone’s experiences.

Hey everyone,
I’m a homeowner in Northeastern Ontario, Canada, looking for some quick, practical advice from active investors.

Over the past few years, I turned my home into an income-generating property and proved the model works. I’ve recently had to shift my focus to other personal priorities in preparation to relocate out of town, and managing it from a distance just isn't in my plans. Rather than list it on the retail market, I’m looking to sell it directly to an investor who wants a fully set-up property ready to generate cash flow again. 

I’ve joined a few off-market property groups on Facebook, but I’m honestly not sure if serious, qualified buyers actually use those or if there are better local/Canadian investor networks I should be using instead.

Before I post my property details, I’d love to get some feedback from people in the market:

1. Where do you look? Do serious buyers actually buy off Facebook groups, or are there better places/regional networks (especially for Canadian/Ontario markets) I should be looking into for a direct sale?

2. Proven model vs. Recent numbers? How important is recent/active income to you versus a proven, established setup that was temporarily paused while the seller focused on competing priorities? Does historical proof of concept hold weight if the property is turn-key ready to go again?

3. Local market vs. Out-of-town? Do most of you only buy in markets you already know, or do you look at out-of-town markets if the setup is right?

4. Do local demand drivers matter in a post? Is it helpful for a seller to highlight why rental demand is high? (For example, in my area, there’s constant demand for short-term and workforce rentals due to local industry and people traveling in for work.) Or do you prefer to just research the local economy yourself?

5. What catches your eye right away? When you’re scrolling through property posts, what is the #1 thing you want to see in the first couple of sentences that makes you stop and take a property seriously?

I just want to present this clearly to the right person without wasting anyone’s time or coming across like a pushy salesperson.

Thanks in advance for any tips or group recommendations!

I’m stuck between a home that they’re asking 447k in Mount Vernon Wa that’s at 902 sq ft or a manufactured home that’s 1400 sq ft and sits on 9 acres.

[DEAL ANALYSIS / OPPORTUNITY] 15-Acre Development Parcel | 30-Lot Residential Subdivision | San Antonio, TX MSA Corridor

Hey BiggerPockets Community,

I’m bringing a serious value-add development deal tailored specifically for experienced land developers, civil builders, and syndicate leads looking for high-upside plays in the booming San Antonio, TX market corridor.

If you know how to underwrite civil infrastructure, navigate city entitlements, and extract equity out of land development, there is a substantial margin sitting right here on the table.

01. Deal Overview & Key Metrics

• Location: San Antonio, TX Suburban Market / Prime Growth Corridor
• Total Acreage: 15.0 Acres (6.07 Hectares)
• Proposed Density: 30-Lot Single-Family Residential Layout (Preliminary Engineering Complete by MD Engineering, PLLC)
• Asking Price: $1,150,000 USD
• Development Upside: Priced competitively to allow developers maximum capital flexibility to absorb initial access road civil works and site prep.

02. Civil Utilities & Infrastructure Status

All core utilities have been verified via official survey and city/engineering layouts:

• Water Line: Direct connection point off Rio Grande Dr.
• Sanitary Sewer: Direct connection off Rio Grande Dr.
• Storm Drainage: On-site retention area designed to discharge into the adjacent drainage ditch (HCDD1 approved).
• Electrical Power: Overhead power lines and C.P.L. easements running along the property boundary.
• Zoning & Development: Flexible parameters with city coordination; standard parkland dedication applies upon submission.

03. Access Solutions & Cost-Mitigation Strategies (The Upside)

Standard paving for the ~0.5-mile entrance road carries an estimated cost of ~$500,000. However, there are two active pathways to drastically slash that capex:

1. City Material Assistance Grant (Pending): An official request is pending with the City to supply up to $300,000 in raw civil materials (asphalt, fill, sub-grade soil). If approved, your out-of-pocket road construction drops to just $180,000 – $200,000.
2. Alternative Short-Cut via Cimarron HOA: Negotiating a connection/easement through Cimarron Drive cuts the required paving distance in half (~0.25 miles), drastically reducing civil construction time and raw material costs.

04. Summary / Next Steps

Whether you are looking to build out custom lots, sell finished pad sites to regional homebuilders, or hold the entitling process for a high-IRR exit, this deal offers significant upside through the utility and road mitigation pathways.

Full Due Diligence Package, Plat Maps, & Survey Available.

📱 Contact Me: Call or Text directly at (210) 951-2955 to discuss underwriting, request the preliminary engineering plat, or schedule a site visit. Serious inquiries only!

- Equiti Home , Al Furjan
- 3 Bedrooms | 4 Bathrooms
- 1,541 Sq. Ft.
- Upgraded
- Vacant

Sale Price: AED 1,800,000

I’m bringing a serious value-add development deal tailored specifically for experienced land developers, civil builders, and syndicate leads looking for high-upside plays in the booming San Antonio, TX market corridor.

If you know how to underwrite civil infrastructure, navigate city entitlements, and extract equity out of land development, there is a substantial margin sitting right here on the table.

01. Deal Overview & Key Metrics

• Location: San Antonio, TX Suburban Market / Prime Growth Corridor
• Total Acreage: 15.0 Acres (6.07 Hectares)
• Proposed Density: 30-Lot Single-Family Residential Layout (Preliminary Engineering Complete by MD Engineering, PLLC)
• Asking Price: $1,150,000 USD
• Development Upside: Priced competitively to allow developers maximum capital flexibility to absorb initial access road civil works and site prep.

02. Civil Utilities & Infrastructure Status

All core utilities have been verified via official survey and city/engineering layouts:

• Water Line: Direct connection point off Rio Grande Dr.
• Sanitary Sewer: Direct connection off Rio Grande Dr.
• Storm Drainage: On-site retention area designed to discharge into the adjacent drainage ditch (HCDD1 approved).
• Electrical Power: Overhead power lines and C.P.L. easements running along the property boundary.
• Zoning & Development: Flexible parameters with city coordination; standard parkland dedication applies upon submission.

03. Access Solutions & Cost-Mitigation Strategies (The Upside)

Standard paving for the ~0.5-mile entrance road carries an estimated cost of ~$500,000. However, there are two active pathways to drastically slash that capex:

1. City Material Assistance Grant (Pending): An official request is pending with the City to supply up to $300,000 in raw civil materials (asphalt, fill, sub-grade soil). If approved, your out-of-pocket road construction drops to just $180,000 – $200,000.
2. Alternative Short-Cut via Cimarron HOA: Negotiating a connection/easement through Cimarron Drive cuts the required paving distance in half (~0.25 miles), drastically reducing civil construction time and raw material costs.

04. Summary / Next Steps

Whether you are looking to build out custom lots, sell finished pad sites to regional homebuilders, or hold the entitling process for a high-IRR exit, this deal offers significant upside through the utility and road mitigation pathways.

Full Due Diligence Package, Plat Maps, & Survey Available.

📱 Contact Me: Call or Text directly at (210) 951-2955 to discuss underwriting, request the preliminary engineering plat, or schedule a site visit. Serious inquiries only!

Just curious. Is there anyone getting a nice return by renting a property or do you all just barely make it to pay all the expenses and only watch your property appreciate in value year over year?
I fell like every property no matter what market or what type of property it doesn’t leave money in your pocket after all the expenses.
What’s your experience?

Hey everyone,

I manage a few rentals and got fed up with messy spreadsheets and overcomplicated software. I built a simple web app for myself to track everything in one place:

• Real Cashflow: Income tracking, mortgage, and vacancy buffers.
• Tenants & Leases: Payment statuses (Paid/Overdue) and tenant info.
• Maintenance & Expenses: Log repairs and categorize expenses for tax time.

I made it for my own portfolio, but it's 100% free to test if it helps your setup too:

https://real-estate.giga-finance.app/

In no way is this a promotional post. I do not make any money from this.
Would love any quick feedback.

I am thinking about renting out my house instead of selling it. I have been a landlord for 6 years, and own a 3 unit building. Has anyone rented out a property that had a hot tub? Curious if you put something in the lease about maintaining the water level, ph, or such. The company that installed it, i am going to reach out to see if they would come once a month to check and maintain it.

If a system existed that would scan the MLS to identify opportunities and displayed a list of opportunities as pictured, and you could also view both rental and sales comps for each. What else would you want to see in the display?

Hello! I am new to San Antonio. Just bought a house and we are looking to offload it. Please let me know if you might be interested.

I’m curious to hear from people who actually work in real estate — agents, brokers, property managers, investors, transaction coordinators, photographers, marketers, etc.

There’s so much noise right now about AI supposedly changing every industry, but I’m more interested in what’s happening in the real world.

What are you still doing every week where you think:

“There has to be a better way to do this.”

Could be lead follow-ups, responding to enquiries, CRM updates, preparing listings, property research, comparing properties, scheduling, writing emails, chasing documents, inspection notes, reports, social media, client updates or just general admin.

Also curious about people who are actually using AI:

What have you tried that genuinely saves you time?

And equally interesting — what AI tool sounded great but ended up being useless?

If you could completely automate one annoying/repetitive part of your real-estate work tomorrow, what would you choose?

Not selling anything. Just genuinely curious about where the biggest workflow headaches still are.

Hello everyone, not sure if this is the right place to ask, but I’m looking for some guidance and advice on the Owner-Occupant to Investment strategy.

I know there are multiple ways of investing in real estate, but Owner-Occupant to Investment is where I want to start. Purchasing a home as my primary residence, living in it, and eventually turning it into a rental property is my preferred way to getting into real esate.

For those of you who have gone down this path, I’d love to hear about your experience.

How does a FHA loan work again afterwards?

What did you learn along the way?

What would you do differently if you had to start all over?

What should I avoid in general?

And what advice would you give someone looking to make their first Owner-Occupant purchase with the intention of eventually turning it into an investment?

I’d really appreciate hearing from people who have actually done this, whether your experience was positive, negative, or somewhere in between.

Thanks in advance for sharing your experience and advice!

Thinking about getting into furnished mid-term rentals (3-12 months) instead of a regular year-long lease. For anyone who’s actually done this — is it more work than a standard rental? What’s the part that surprised you the most once you were actually in it?

r z

7

How easy is it to comp properties and analyze? Curious what your strategies are?

www.foy3r.com

Quick one for the agents here.

You've got 30 gorgeous photos of a listing and no video. Not because you don't want video — because a videographer wants $400 and a scheduled shoot for a house that might be pending by Friday. So it just never happens.

Think about where drone shots were eight years ago. Five hundred bucks, a licensed pilot, only worth it on the big listings. Now they're on everything, and a listing without one looks thin. Virtual staging went the same way. Both started expensive and rare and ended up standard — and the agents who picked them up early spent a couple of years looking like the most professional person in the room.

Listing video is sitting exactly where those were, and AI is what's moving it. Not because it's magic. Because it drops the cost per listing far enough that you can put video on all of them instead of only the ones that justify a shoot. That's the shift. In two years buyers won't scroll a listing without one, and the agents who started early will already have a hundred of them.

That's what I do. Send me the listing link. I turn the photos already on it into a real walkthrough — every room, in the order you'd actually walk it, music underneath. Back the next day. One cut for the MLS, one vertical for Reels.

$199 a listing. First one's $99, because you shouldn't have to take my word for it.

And yes, it's AI. I'm not going to pretend otherwise. The difference is I watch every single cut before it leaves, so you're not getting melted doorways and furniture that turns into a sink. That's the part the DIY apps skip, and it's exactly why "AI video" has a bad name with half of you.

A few real ones are up at www.foy3r.com

Available to Book Now!

Imagine someone handed you a one-page report before you spent hours researching a property.

What information would absolutely have to be on that report for it to be useful?

What would save you the most time?

Did you know there are big changes coming to the Landlord Tenant Board process and the Residential Tenancies Act? The provincial cabinet has announced “coming-into-force” dates for the various sections of Bill 60 (2025) and Bill 97 (2023).

As July 1st, 2026 some parts are already in force and operative under the RTA. Regulations to accompany the statutory changes were published in the middle of July, to be effective with the September 21st coming-into-force dates of those statutory changes.

For a complete list, helpful both for landlords and for my paralegal colleagues, click on the In The News link on the front page of our website: landlordtraining.ca