You could take a chance and have no problems, some do, but why would any rational landlord with a screening policy choose to take the risk. 

In my area, land costs have definitely gone up, making it much harder for builders to build cheaper starter type houses and see a rational margin of profit (not to mention brisk investor competition).  

But if you have the cash to avoid HML hard to rationalize using them. 

Try to rationalize why their property will perform better.

It is a matter of time.Real estate investment is for many not a rational investment, it will go south eventually when numbers don't make sense.It looks like the bar conversation did not consider investing when the numbers make sense.

While not entirely rational, the MFRE market is dominated by professional investors, and is therefore more rational.MFRE Is not strongly correlated with the overall economy, while SFR house prices are strongly impacted by consumer sentiment.  

So much rationalization on this thead from "cash flow" investors.So the year over year, long term 9% annual appreciation and 6% annual rent growth over the last 40+ years in Honolulu is speculation and irrational exuberance?

For SFH, we were able to refinance two homes back to back as long as income to payment ration was below I believe 40% or so.

Depending on  your finances, that may bring your debt to income ration up to high.Goodluck!

Hey @Ozzy Sirimsi, yes like @Ned Carey, what you both are saying is truly rational.