Many groups buy cash flow negative deals and overraise to pay distributions right away. 

Historically in EBR, though, once the exemption is in place, it is unlikely to be removed unless the property is reassessed, there is a complaint, or some other action occurs to bring non-owner occupancy to light, such as buying a new primary residence in the parish.

But yes long term I am interested in buy and hold single and multifamily. 

Originally posted by @Andrew Lastivka:Hello, I am a new STR investor and looking for an agent in Central, Ohio and Fort Lauderdale, FL, and surrounding Phoenix, AZ area who specializes in STR's that can assist in buying properties and/or rental arbitrage.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.

I am glad you highlighted the management piece as this is a crucial part of buying in another market.Excited that you are stabilized and are generating cash flow on that deal. 

Once you have done it in your own backyard and know the demand of owning RE, you will be much more ready to buy out of state.

@Kwanza P.Leveraged means using a loan (leverage) to buy the asset. 

However, can you buy real estate without using any of your own money?