The HML/PMLs generally have more "flexible" or "creative" lending terms (higher LTARVs and longer amort), but the trade off is higher interest rates.

I want a specialist that's an expert, and not a jack of all trades and master of none.

If I had to change one thing I would have traded my older properties up for newer larger ones starting in years 5-7. 

After the first year of renting them, and if their values have risen enough, I'll "trade up" for something else with a higher cashflow (assuming I go for a higher downpayment.) 

Using a GC you will have less headaches as you'll have one point of contact and they will coordinate schedules between the various trades. 

I think one thing people need to understand is in the US the ten-year treasury is competing against the mortgage-backed securities and while the ten-year is impacted by interest rates, its not the only factor and amount of spending we do also impacts it.they auctioned off 30-year today and it went really bad as no one wants our long-term debt and it sold for 4.3%10-year notes recently traded for 3.96% but again very weak demand - which I believe means yield prices may continue to move up, which means interest rates are not going down dramatically anytime soon - so that fed 25 or 50bps drop is not going to have your mortgage lender dropping rates suddenly the next day...Now the spread between the 10 yr and 30yr mortgages historically is closer to 1.75 but recently has been between 2-3% due to yield curve.

@Lolo Druff Real Estate Investing is not like Trading Stocks or Crytocurrency.Real Estate Investing requires some deep thought and research from you as an Investor.Having 400k to deploy to multiple duplexes is a great start but you have some questions to ask and answer yourself.

Both can align with your goals—just weigh the cash flow vs. upfront cost trade-off!

And frankly wholesaling while alive and well in Oregon  compared to other states where you have a lot of inner city low value assets that primarily trade through wholesalers..

@Chris Blackburn, while I can't speak to this specifically, there are a few red flags I see in your post.1: A Realtor has to be a member of the national association of realtors, an industry trade group primarily focused on your typical home buyer.