Are you paying full market value reflective of a property in “excellent” condition, or are you paying an “as is” type pricing?  

@Diana Jing @Edward DawsonThank you for the feedback and discussion.Ed, I'm glad we were able to easily navigate your 1031 exchange and move you into some excellent cash flowing properties to increase your passive income! 

i have an excellent credit history. 

Excellent location in Mesa.I shopped around and I found a mortgage broker who was able to get me a 6.99% rate who took the loan to UWM (united wholesale mortgage).I negotiated a $15k seller concession I used for a 1-0 buy down so my rate for 1 year will be 5.99% and then revert to 6.99% for 30yrs. and then we used the rest of the concessions for closing costs. in 6 months or 12 months I will revisit to see if mortgage interest rates dropped significantly to justify a refinance to lock in a lower interest rate.part of the approval process for the Fannie Mae 5% mortgage is to make sure that i could afford this property and that i have good credit, my income is consistent and stable and it reflects that on my tax returns, I have sufficient capital reserves for the subject property and my other 10 Multifamily properties (6 months of PITI for the subject and then it's percentage based off of the loan amounts and how many properties you have)I agree, the more that government "helps" they therefore are increasing pricing.

IMHO and all things being equal, this route would be the fastest way to cash flow and scale.  

@Nick TroutmanThe Airbnb calculator has been replaced by a downloadable excel file which you can get here https://www.biggerpockets.com/airbnb-calculator

Timothy, I have used Cost Segregation Authority for my clients with excellent results.

This is an excellent place to get started in CHS if you aren't already attending. 

Their country reports are also excellent and usually free upon request.

For only 7 units, you may be best off with just Excel.