What’s the current best strategy

[Carlos Silva]

What’s the current best strategy for accumulating buy and hold real estate?  Wait and stock up cash for shift in market or put 50% down to make a property cash flow?  I understand the least amount of money down is best, but how do you cash flow with interest rates so high?

[Scott E.]

It'll be tough finding anything that cash flows right now using max leverage. Borderline impossible.

If I was acquiring rentals right now I'd be looking for the motivated sellers right on the MLS. There are a ton of properties on the market that are priced fairly but have been sitting on the market 50+ days, not selling. I'd go to these sellers, uncover those that are motivated, and try to buy for 10-20% under the asking price.

Prices are already down 20% from the peak in some areas. So if you can get another 10%+ discount from there, you're buying right.