However, I got into real estate mostly relying on OPM - private lenders, seller financing, and business lines of credit.I also don’t like the idea of buying turnkey properties at a premium.

I’ve had most luck with signs in front of my plaza and word of mouth - networking at Chamber of Commerce and chatting with other business owners in the area.

They’ll coach you right into it being your own business that allows you to leave your W2, if that’s your goal.  

You must have the intent to hold the relinquished property and the replacement property for rental, investment or business use. 

That being said, it can be the most satisfying and cash-flow-positive business around. 

We managed to bring the property down in price, overcome objections, and navigate the eviction battle, and in the end, it paid off.The key takeaway here is that if you’re a true cash buyer who can work with private lenders, you can survive long, drawn-out processes like this.

I'm doing a refi on a multi-family building right now with a lender I found here on the BiggerPockets Lender Finder - https://www.biggerpockets.com/business/finder/lenders They've been able to help me get a DSCR loan which others on this post have mentioned and they've been pretty quick should be able to close before the new year in less than 3 weeks from when I started the process!

Thanks for the feedback; some quick stats: 9 doors across 4 states, about 50% LTV ratio with a Net Income of about 17% and cash on cash of about 3%.....in fairness those numbers include some overall business expenses not tied directly to one specific property.

The city has seen revitalization efforts, especially in neighborhoods like downtown and the Third Ward, attracting new businesses and residents.

Getting a loan to payoff another loan with a lower interest rate doesn't make any sense. we do private lending and can get double digits returns consistently.