Since the property has increased in value due to your rehab efforts, you can often refinance for more than what you originally paid, recovering your initial investment.Repeat: After refinancing, you've effectively used none of your own money, but now have equity in a cash-flowing property.

When it comes down to it, let’s say that the child support income is less reliable than you initially thought, and you decide to evict a tenant and collect the balance due.

If so, any initial thoughts or experiences to share?

The initial open house seemed to have about unusual turnout.  

Here’s my strategy and the issue:Current Strategy:Buy a property for $200k with cash.Refinance after 6 months to recover $150k, leaving $50k in the property.Use the recovered $150k to invest in another property, but I need to save up more money to repeat this process.Alternative with Hard Money:Use hard money to buy properties worth up to $800k.Refinance them later to recover my initial investment.For the hard money scenario, obviously I wont be buying them all at once, but rather buy a property worth 350 -> refi -> get HML -> repeat, until my money has ran out.However, hard money can’t be used for cash offers directly, as it’s typically a loan.

You’ll find that many time a property owner will initially reject a proposal on;y to come back 6 months later wanting to make the deal.  

If the property is sold at a loss, can you unwind a 1031 to off set the gain on the sale of initial property?

Use this guide to conduct initial searches yourself, narrow down the list to your top three properties, and then engage a title company to perform a comprehensive search on those shortlisted properties.

In 10 years, you've effectively 10x'd your initial out of pocket, not including the pay down from the tenants. 

For your initial investment, focus on finding a good property without the added complexity of an LLC.