By the time you do that 4-5 times you should be able to have a paid off home or excess funds to invest in other assets.

Hi @Chris EhrhartThere are two prices in a negotiation, one is the offer counting multiple factors, mainly Cap rate and visible repairs when is a investment property.The other one is when you do an inspection.You listed 5 items here so I'll comment on each one:- Electric panels, this is likely to be found during inspection.

It may be more difficult to get financing and a good rate buying through an LLC. 

It's how I've maintained a perfect bond rating and managed my business with the CSLB>I've read many of your posts and am aware that you feel that you can decide when you want a permit or not  I would word it differently.  

I could buy it now but then I would be thin on reserves and renovation funds for the one I have not closed on yet.

With no credit score the interest rate would be based on the lowest credit bucket.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

Current HELOC rates are typically 8-10% depending on your credit and lender, though some banks offer promotional rates.

I would caution against using security deposit funds during a tenancy if you can avoid it; you want all the funds available at move-out in case you need them. 

Or at least what are investors looking for today as far as return and cap rates?