You can also consider selling the properties to the tenants on terms.

Quote from @Jaycee Greene: Quote from @Dave Bobka: That's right, been eyeing all of those as well was Fort Wayne, INWhat about something like this in FTW: https://www.realtor.com/realestateandhomes-detail/3207-Clint...?

The buy in would be very flexible terms.

IF you have super strong income and you and have a lower 1st lien, lots of equity - MAYBE your best bet is using a local bank or CU to get most competitive HELOC inv terms.

When a long term tenant moves out, you can charge market rate rent. 

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

I'm m focused on staying disciplined and maximizing cash flow, so your suggestion on BRRRR and DSCR loans is especially valuable as I plan my long-term strategy.

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

It's unit turns after and often tenants who leave on bad terms take it out on the unit, etc. 

I agree with the other contributor that it’s better to own a $1M asset that appreciates 3% per year that pays no cash flow (over the long term) rather than a $100k asset that appreciates 3% and pays $300 a month in cash flow.