Since you're starting with limited capital, consider exploring creative financing options like partnerships, private money, or seller financing to fund your first deal.

I consider that a liability,  don't want it on my balance sheet and if I were out of funds I would sit on the sidelines before entertaining that deal.

I have no degree in either, and currently do not have the funds to attend college to get a degree in either.

To calculate the cash-on-cash (CoC) return for the rehabbed unit, take the annual rental income from the newly rentable unit and divide it by the capital invested in the renovation.Formula:CoC Return = (Annual Rental Income) / (Rehab Cost)This will show you the return based solely on the funds you put into the rehab.

1031 exchange from a sale of a rental property plus HELOC to fund the remaining.

I am currently investigating taking a cash out refinance on one to fund my next purchase.  

Might be doable if you combine it with contribution to 401k, IRA, HSA, etc.

So, if you're looking to email your investor clients to try and raise funds, I'll have to warn you that it could very easily get your account shut down almost instantly with Mailchimp. 

To me this means a 2-3 bd single family home in a high B / A area and saving a big emergency fund.

Second offer which is $12K lower than list price, no rate buy down, and seller won't pay the buyer agent commission.Morgage payment with a conservative LTR payment is break even,  Coc is 6.3% , and I'm super bummed that my agent won't get paid.We could put in cash to pay him, but it would come out of the renov + Furnishings cast slotted for the property.Any creative financing thinking from this group on:How to pay my agent AND not dip into our cash funds for prepping the property?