Our bank will let us use equity that exceeds 25% across multiple properties that are either owned free and clear or where they hold the first so long as the deal still cash flows with however much cash is brought to the table.

Been in law enforcement for some time and while they do evolve over time, they will keep the same red flags in for long enough for people to figure them out and spot them. 

With only having 5 properties and them all being long term buy and hold we have found this to be very manageable. 

Ok so a diff path then my previous post.I also wanted to invest in real estate but just assume( and bet is probably true) that most of the people that find truly good investments have  either or all of the following the most "average joes" don't:1.

What really matters is how long you think you will have this loan. 

Understanding the market enables you to spot good bargains and steer clear of potential loss-making regions.

This means leaving the door open that long to dry.

Our rental property that we intend to sell is currently a long term rental.

Nashville is a fantastic market with strong rental demand and long-term growth potential.

The distance and detachment is too much to make it worth it at this point in your journey, not knowing much about what you want to do.