Of course "hoping" rates will come down is not a sound strategy so finding a way to assume a loan that already took advantage of low rates is a great option.If you were starting over and targeted a large SFH, would you try to maintain the property in a way that would still attract regular homebuyers (not investors) if you needed to sell?

Aloha @Daniel Kam - most of Kakaako has a 180 day rental minimum, so if you haven't checked with your building association, I recommend you verify what the minimum rental period is for your building.If you are allowed to rent for less than 180 days, you will then need to apply for a GET license, and well as TAT/OTAT and pay the appropriate taxes on a regular basis.  

I have no debt aside from the properties and regular monthly credit card debt.

I've had one recent multifamily deal in Florida exit with a 32% IRR and one hotel deal in Atlanta refinance and return 110% of the original invested capital through dividends and the refinance and the hotel continues to make regular 16% distributions.  

On the other hand, true private lenders are not professional lenders and hedge fund type lenders (which is what hard money lenders are), but instead are regular people in your circle and sphere of influence.

@David Lewis I'm regularly looking at multi-family listings on MLS and can only find cash flow in tertiary markets - think Lowell, Fitchburg, Springfield, etc.

We have it set up where they can upload their proof on a regular basis right in their online tenant portal.

I have many questions that need answers so I will likely be a regular here in this chat.

We treat all of these properties the same as any other, so our down payment is the same for section 8 homes or regular cash paying tenants.

On paper the cheap houses look great, but the reality is they are harder to manage, have higher turn over and cost a lot more time and money.Buying before you retire is a good idea because once you retire, your ability to borrow money is going to decrease as you don't have a regular income from a job.As you want to fix houses up, why not buy a house that needs a bit of work, live in it while doing the renos and then move when you sell it.