I've seen an overwhelming amount of utterly freakish craziness up close and personal, and I can confidently bear witness that white people always end up being the freakiest freaks of all.

I witnessed this myself first hand.

I witnessed a prime example at a national REI conference recently when a new but solid “cash buyer” proposed a live question to a panel of “experts.”

The Brrr principle seems to be hindered (at least that’s what I witnessed buying my first house where chipping paint was even an issue).any thoughts are appreciated

I've witnessed this on many occasions.

As a broker in the South Florida market, I've witnessed the opportunities Miami offers.

Hi Kevin,I'm a big fan of buying with cash and my thought process is quite contrary to everyone else's.Cash is KingCashflow is QueenLeverage can be a peasant lolOne can retire investing in Toledo with $1m in cash.Off-course, this all depends on how many villages you need to feed 🤓I have too many "villagers" on my back so it's a bit of a different story for me.Sub $100,000 markets like Toledo require volume to work and to be worth the risk if you are looking to buy and hold.Not much growth potential long term so I would consider it a strict cashflow play.Start slow and small and you can always scale up once you learn the market.Or call it quits and exit if you decide it's not for you.IMO, leverage should only be used to scale a portfolio and only after you have immersed yourself enough in a specific market.And only once you have decided that you want to stick around in that specific market and invest in it long term.Over the years, I've witnessed many folks use leverage and attempt BRRRR out of state only to fall short and say "the market sucks and it doesn't work".Nothing works unless you make it work and a market like Toledo can work better than any other market I know from a cashflow perspective.I've been investing since 2014 and flipped hundreds along with currently managing 400 SFH.Only this year have I started buying small multifamily properties.It's an adjustment and a different animal but let's just say it's in the same breed of animal lolImmerse yourself in a specific market and become an "expert" on the numbers in that market.Find off market deals, negotiate hard, buy with cash and buy quickly.You make money when you buy and not when you sell so you must buy cheap.There are many ways to skin a cat mate and this is how I get my fur lolWishing you much success

Having witnessed firsthand the pitfalls of hasty investments based on vague information, I recognize that this journey isn’t as straightforward as it seems. 

@Jordan Holmes, @Aaron Laprade, I'd have to go into witness protection!!! 

(90% of buyers will be owner occupants who can’t/wont buy a tenant occupied home.) check with your local landlord tenant laws about notice periods, post a notice and being a witness.