I've learned a lot this way.  

You get money at closing and then you refinance when rates go down.Anyone done this before?

I hope that helps! 

You can quickly see why looking at this graph - https://www.visualcapitalist.com/buying-vs-renting-house-in-...You can see how in 2015 the average mortgage was cheaper than the average rent, so it was easier to make the math work with light value add and just buying single family homes.

We just helped an investor buy a side-by-side duplex for $110k, pretty turn key with tenants in there paying $825 a side.

don't know if this is still true, but at one time foreigners could not outright purchase property in Mexico within 100 miles of the coast. 

House hacking a 2-4 unit property with FHA (3.5% down) or Conventional (5% down) can be a smart way to start, while DSCR loans or partnerships can help if you need alternative financing.

This is a sale for me.

Happy to help. 

Reach out—I’d love to help!