As your deals get larger, especially when they are bigger than the equity in your home, a fix-and-flip loan may be worth considering.I'm happy to share my experience as an investor and as a lender.

Others put down larger downpayments to make the cashflow work.

He is 69 and does not want to reinvest (1031 exchange), which leaves me having to make a much larger investment on my own to meet the 1031 requirements which is more than I’m willing to do at this time.

I am in Milwaukee, very hot rental market.Whenever you have an issue like this, think with an XLS and project dollars, for example:- 2 months lost rent: 2 x $2000- 5% lower purchase price: $15,000 

One last thought is your likely going to be getting a larger depreciation write off with new acquisitions.

Without accounting for management fees (I have not yet decided if I will try to self manage), and with planning to raise rents to typical market of $825 for each of the smaller units, and $1200 for the larger unit, does this seem like a worthy first investment? 

For our larger park we have a 'Maintenance Manager' set up for up to 24 hours per week as needed with OT for after hours emergencies. 

I have no fear of running the numbers, building a team, investing, repositioning, refinancing, selling or holding larger properties.

Lessons Learned: I should have transitioned to larger commercial deals sooner.

>I'd look to invest in small multi-family 2-4 units with a larger down payment ~50% or more (only way to produce positive cash flow here at the moment) I never understood why one would want to buy cash flow.