Which way would you choose to expand?

[Khaled El Dorry]

Dear BP community,

Wanted to solicit feedback on a few options I want to consider on my next step. I own 3 SFH's and closing on a duplex in 3 months and at a crossroads of where I'm at and how to move forward.

I have a demanding W2 job at Amazon and I don’t have the time to be a “traditional” investor where I spend the time knocking on doors and negotiating, etc... This is something that won’t change as I actually like my job and planning for the future vs. I have to quit now.

So far I've done everything turnkey with good (but not fantastic) success. I would say my CoC returns have been roughly 6% after vacancies, repairs, etc...

I was able to muster up more cash and I can invest up to $200K in the next 6-12 months and I want to set a direction. My ultimate goal is to close on 7-8 4 plexes in the $1000-$1200 per door per month rent range assuming the same cost structure compared to my current properties to hit my retirement goal. Once I hit these properties it’s time to pay them off and live off the cash flow when it’s time. I wouldn’t even mind doing a flip or a wholesale to expedite paying them off + whatever extra cash flow I get from rentals.

1) Option A: build a team of realtors, contractors, property managers, etc.. and I can find properties with better returns and much better odds of finding 4plexes. I don’t mind doing hard money loan to refinance later as my credit score is 800 ish +/-

2) continue on the turnkey path and buy them very quick and pay them off knowing fully well that 4 plex turnkey don’t exist so I have to hit my 10 mortgage limit (not interested in creative financing right now) and pay off 1 loan quickly and buy another, etc... then rinse and repeat.

3) combination of both 1&2

After I close on my duplex I have 5 more loans to go to hit my 10 loan cap so I want to be more strategic to take advantage of the interest rates being as low as they are right now.

Any feedback or tips would be greatly appreciated. I thought about joining one of these masterminds but maybe I can get some sound advise here first as I don’t really want to spend that kind of money and obviously the time commitment that comes with it given the work I already have to for my W2 job.

Thank you and happy Friday.