It's still reducing your major expenses, while allowing you to own an appreciating asset. 

We could take the money and apply some of it towards our personal residence to reduce the time required on the loan but there would still be a sizable amount of loan so it really wouldn't make a huge difference in terms of the length of the loan...not a great idea.  2).

My question is – if the seller does not reduce the sale/purchase price and I max out on seller concessions, what options do I have to avoid this “wash”?

@Carlos Handler it sounds like you need to trade in some of your equity for cash flow, this will probably require reducing some of the leverage that you have and buying in a different market.

You could get this rate on a reduced PPP (more like 1-2 years) Instead of 5 years. 

I guess this is a perk of buying at the peak of rates now that the Fed wants to reduce rates in the near future.

•Diversification across different property types and markets reduces risk.

Using the 50% rule (taxes, insurance, Capex, maintenance, vacancies, property-management), that should give us ~19K/month in pre-tax profits that achieves our 10k/month financial goal after-tax and adjusting for inflation.Our assumption is that building new-construction would reduce capex & maintenance the first few years. 

Using mostly cash reduces risk and simplifies transactions but ties up capital.

If they were truly “good” they’d reduce their entire fee structure which is among the highest in the industry.