I have the reserves to weather defaults and my team knows their portfolio level numbers, so it's just a matter of getting note investors and lenders on board.15 years payments and 50% LTV are the limits we're seeing for each individual method by the way.

I think that if you play around with the right deals, you will find that return does increase if you lever up to 50%, but if the debt is negative leverage (interest rate higher than the cap rate, going to max LTV can actually decrease your returns due to this dynamic. 

Many play "dumb" (but is it playing?)

If the dues are exorbitant or there isn't a clearly defined value being brought to owners, maybe pass on it, but I'd say by and large that STRA's are well worth what is usually a pretty small individual investment. 

Stuart - so you think the play is single family homes in "nicer" areas vs the typical multifamily geared toward childless singles?

Then they will verbally play along, say they will get the money and show them a second sign that says.

Actually it looks like it is by each individual housing authority if they will participate.Hate to say this, but it is going to be like finding a needle in a haystack.....borrower will need to find a lender that will do it. 

I would suggest playing the long game, though, instead of focusing on quitting your job.

Spending quality time with your kids and connecting with inspirational individuals are definitely enriching pursuits outside of real estate.

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.