Active income, such as from a job, is taxed the highest, while passive income, like rental income, is taxed at a lower rate but can only offset passive losses.

Even if every Concrete crew was "legal", wages would pull them to other low paid laborer jobs such as landscaping, house framing, meat packing, etc, causing wages and cost to go up for new Self Storage Construction, let alone availability.Security Systems- yep sourced overseas, China.Interest rates going lower, but I expect Inflation to go higher.

The house hack is a wonderful strategy to lower the entry barrier into getting some doors.

Given the current market conditions, new construction and turnkey properties tend to offer a more stable and lower-risk entry point into real estate investing.

It will depend on what your goals are, but if you'd like to scale fast, you could leverage the $100k cash to buy 2 or 3 duplexes in lower priced markets that have higher rent/price ratios.You could use these properties to learn the ins-outs of OOS investing and use these to build your network and confidence in the market.

Some will give you costs based on no permits, which will likely be lower.  

So another solution is to save up for another deal with your cashflow + savings, and pull money out when/if the interest rate gets lower?

I have dozens of clients doing this in New Jersey most of which come from no construction background, they simply use preferred vendors we have in place (not GC's) which lowers renovations cost because there is no middle man. 

The fact someone wanted to show a 20% versus a 15% return by using a lower interest rate, meant increased risk, which you either win or lose, since you're gambling.2. 

Higher cap rate ~ higher perceived risk ~ lower predictability of cash flowLower cap rate ~ lower perceived risk ~ higher predictability of cash flow @Jaycee Greene what would be or is considered a good cap rate?