I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

An emergency fund needs to be liquid, and immediately available to you in addition to being low risk and protecting principle. 

It’s just more than I can afford, and I don’t want to offend you with a low offer.”

Most banks I work with require anyone with over 20% ownership to guarantee the debt but have seen as low as 10%.

One fast way to generate cash flow is to invest in high cash flow, low appreciation markets (say several midwest e.g.

Rates are usually in the high 8s or low 9s, and you are likely going to pay 3-4 points for these loans. 

Myself, I specialize in Section 8 and low income properties.

The problem is these homes are 60-120 years old and because of the low value neighborhoods, nobody has ever made any capital improvements beyond duct tape.

@Ethan Slater here's some info we hope you find useful:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

.• Use some equity from the sale to make this transition smoother.I’m torn between maintaining our current home as an asset and buying  a new smaller house to use as a rental after we move back in versus simplifying and focusing on a single upgraded property Considering factors like market trends, potential equity growth, and quality of life, which path do you think would be most beneficial?