Also, most hard money lenders don't want you, the borrower, to live in the property because the loan will then fall under consumer protection laws.

For some add'l context (this is also for the lurkers that'll come across this thread in the future), the last time a wholesale rep (a person who courts mortgage brokers for brokered mortgage business, representing a wholesale lender which can be a bank that also lends to consumers directly, a REIT, a CU, etc) called me all excited about their 80% LTV 2-4 unit investment program, their rates were north of 6% and ARMs.

The commission you charge yourself is one of your costs as selling as a consumer.

It's just too stressful and time consuming for my taste.

Naturally, I have been reading a lot about real estate investing and have been just a consumer on this site for years.

We're due for a correction any time..A good rule of thumb is to assume your property--even a well-maintained one--will consume 30-45% of rents in expenses: taxes, insurance, maintenance. 

Buyers and sellers want to work with full time real estate agents, and if you are working with client, and are not as responsive as todays consumers expect you to be, you could jeopardize your own credibility, and the brokers/agencies.

It is time consuming, but pretty easy for a mason to do.

Cash offer got us to the front of the line, but would consume 75% of the money we have available for investment right now (still leaving enough for one mortgaged rental property).Question.

My copy would be a lot different speaking to another company compared to speaking to a regular consumer who looking for a service.