Since money has choice and needs velocity to grow, the deal would have to beat a REIT like O by a lot, because O has virtually zero risk (compared to what we do), there is zero work for you to do and has a track record of returns that you can liquidate from any day instantly.

Some of the best are ASI (owned by Progressive), FedNat, St Johns and Velocity.

I did 7.5% interest as I plan to use velocity mortgage due to difficulty proving business income. 

I see on velocity it states something vague like assumption depends on lender.  

If done correctly, you are creating significantly higher returns on your money (possibly even infinite returns), and accelerating your velocity of money and wealth generation by using the "same pot of money" to build multiple streams of cashflow and multiple equity bumps.  

Understanding REI, the velocity of money, leverage, and frequency of trade in a given area is one of the best ways to scale, grow, build cash flow, and create the ability to enter in those quality markets at scale as well.For example, if you had $30k and can only add another 20K to 30K at best per year for start-up capital, it would would take those 3 to 5 years to be able to possibly break into quality areas.

Investors who BRRRR value the "cash flow" now because (1) it allows them to scale and (2) it increases returns (and the velocity of the cash flow).Buying properties in with high leverage and risks of extended vacancy and large declines in rent is a reckless strategy. 

Right now sales velocity is strong because debt is cheap and caps are good for a nice spread for cash flow.

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

I was going to attempt that to try to use a velocity banking type strategy, but oh well.