One bad tenant can ( and have) quickly destroyed a year+ worth of profit.I agree with the vast majority of what you said.

@Andy Mirza I agree that there will be vast opportunities for distressed debt in the post-Covid environment, but we won't see those assets probably for another 9 months or more.

Here’s, the hard truth I’ve found in 45+ years in the industry; the vast majority of real estate investors, practitioners and business owners do not have a scalable activity.  

There is a book in the library called "Low (and no) Money Down" that discusses the various methods of financing purchases.

BUT, know it's overkill for the vast majority of persons.

Instead:401(k) loans: They’re low-interest, and you’re paying yourself back.Roth rollovers If you can afford the taxes now, this gives future flexibility.Creative financing: I’ve seen clients leverage partnerships or seller financing to limit retirement fund withdrawals.One thing to consider: real estate markets today are vastly different from a decade ago.. so opportunities may require extra creativity.Have you looked into specific deals yet?

In fact, they are all vastly different.

Realistically if you have around $18,000-$22,000 liquid per house and its at least drawing even you eliminate the vast majority of issues people run into with over leveraging.

You can convert the library and the famil room into bedrooms, giving you 7bed/5bath.Mortgage could be around $3,000 per month.

The vast majority of electric dryers run on 220v.