I've used hard money for larger flips, but for stuff that makes sense for a buy and hold.

However, its highly unlikely that an owner will keep a dog property, that loses money, constantly requires repairs for 37 years. 

- With ANY loans your ending balance can be larger than your beginning balance. 

I know I wouldn't want my kids or my parents living with me, but I don't want anyone living with me outside of my wife and my dog 😜

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

Eventually, I'd like to utilize a 1031 exchange to trade up into larger multifamily units.Thanks in advance for your insights!

I will be moving from Texas with my family (wife, son and dog) come December.- while in school, I will not be able to work, so no income and my wife is a stay at home mom. - I am considering selling a few if not all (just 4) of my properties here in TX (I would hope to walk away with about $150k+). - I will be in school full time for 3 years along with clinicals in and around Nashville. 

Zero dog in the fight but I know they have very experienced people running their self storage division and are buying themselves to my knowledge.

I do have one house hacking client where I sold his condo and then helped him buy a larger townhouse where he can do forced appreciation through rehab (which worked out really well.)I went from a house hacking condo, used a HELOC and then did the FHA 203(k) to a house and built an ADU.Because of the rental restrictions, it might make sense to sell at some point since profits up to $250K is tax free and scale up that way. 

I've only ever had one person leave owing any money, and that was due to dog damage.