I Never Do REI with Mortgages Anymore. And You?

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I am familiar with the argument of doing REI with mortgages; so you can leverage your purchases and buy more properties quickly. But I have seen far too many people get into trouble with this sort of scheme. I am a simple man, and I want a simple, stress free path to cash flow.

These days I only buy in cash or use cheap other people's money for 1-2 years. I flip houses in the interim to build cash to pay off those short term loans. 

So my general REI strategy is to buy in cash through my SD IRA. I've bought various types of MFHs and SFHs over the years. But my belief is the best bang for the buck is distressed homes in the range of 35-55k. I've rented some, but I do owner carry on many houses now, and I make over 10% a year on each one. I especially like having the buyer maintain the house, being the simple man that I am :)

I know many people on BP use mortgages and I respect them, just not something I like to do anymore.