I got into the industry in 2014 with a property management job on Lake Ponchatrain in Slidell, north of New Orleans.

@Jermaine Washington Jaycee did a great job breaking down cash-out refinances.

I could lose my entire investment 400 times (and get 400 practice sessions in 400 days) for the price of the education, and if I couldn't learn the ropes well before I completed 400 deals in a single year, I'm not cut out for that business.

Great job.

I do most of this part in my day job. 

Both have been good to work with on our end and seem to do a good job helping our investors.

I'm not sure if typical property managers would take on the role, if they did they would want a larger cut.

Certainly not trying to leave my job today, but someday.Current: I am sole income of our house hold.

So it will add time, and then you have to cut up and throw out big boxes. 

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.