Although for me being one a premier client of our title company they would do date downs for me for free and also keep a running spread sheet for me.

In theory, if I spread my focus between my market and an out of state market, I may be able to get more volume of flips.

So, even as the Fed lowers the Federal Funds rate, and as we see the spread between the 10-year treasury yield and the 30 year mortgage rate shrink, upward pressure on the 10-year from longer-term foundational pressures will see mortgage rates tick up or or at least hold steady.While this is neutral/slightly negative news for home buyers, it is very bad news indeed for our friends in the commercial real estate world, who are really seeing the best case scenario for the 10-year right now.

In 2025 we will have cap rate at 6% for multifamily and 3.5% Fed rate, that's positive 250 spread. 

Bad numbers and inexperienced people with thin spreads lose.  

For a traditional Heloc at most small banks/CU's, the rate will be variable and will be WSJ Prime + a spread that represents the borrower's credit risk.

I no longer invest in rental properties directly, I prefer spreading small amounts ($5K) in real estate syndications through an investment club, but we did a write-up on this company a little while back.

I’ve used seller financing as both a buyer and a seller and it can make a lot of sense in certain circumstances (for example I used it as a buyer when I reached the maximum number of conventional loans I could get, and I’ve used it as a seller to both increase my net proceeds (due to collecting interest as “the bank” in addition to the sales proceeds) and to lessen my capital gains tax hit by spreading it out over a few years).

I'd recommend the spread on the return and your ability to replace damaged items (local vs. not local, strength of your team) be the determining factors in that decision.

I think it would be tough and I would not spread yourself out that thin.