I’m also looking into self-settled spendthrift trusts to add an extra layer of protection, especially as my portfolio grows.

However, due to keep purchasing real estate, my DTI is high and close to 50%.

That said, I can handle it when necessary and have successfully built multiple self-started businesses and ventures in real estate investing (REI).

Keep in mind, it would be in your best interest to go for as high as 4 units on each purchase to maximize your door count. 

Investment Criteria:• “Core” strategy – High-quality properties with minimal renovations or maintenance issues• Stable tenants & cash flow – Long-term leases, steady occupancy• Commercial preference (?)

My interest rate and purchase price wouldn’t allow for positive cash flow unless I charged an unreasonable rent—or put about $500K toward the principal, which isn't ideal.I’m a high earner, so I’m weighing my options:Take the loss ($60K-$100K), buy another house, and chalk this up to a hard lesson learned.Refinance, put more money into it, and rent it out long-term—even if it’s not immediately profitable.Invest my money elsewhere and try to make peace with staying here for several years.Would love to hear thoughts from anyone with experience in real estate, financial strategy, or noise mitigation.

I have 3 per property and find that to be the best way for me to take advantage of their high APY and also keep things super organized.

High rental demand (Section 8 too).

A truly "motivated" seller tends to not really care the amount of earnest money and you could also structure your EM due at end of your inspection period. 

I would highly suggest finding a bookkeeper who specializes in REI as our industry is a different animal that a regular business and the bookkeeping is a bit specialized as well.