Pay cash, borrow from the bank or borrow hard money?

[Account Closed]

I was an investor from 2004 until 2008. I did standard mortgages on single family homes. I did not put enough money down and only did 5% or 0% down as I accumulated up to 20 rental homes. I also did not buy them right....not a deal but paid too much for them. Last mistake was to not have enough reserves. All in all, I was not ready to invest and did not have enough education on this investment area to be successful. Now that I have recovered from that period of time, and have spent two years studying real estate investments and interviewing a few successful investors. I am looking for advice on cash, borrowing...what kind of loans? Reserves? Or any other advice you may be willing to offer. Thank you. - David