I have all the income and expenses.

I am based in Seattle, but is licensed in Tx.You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% with FHA with a few exceptions.

Private money may be cheaper, but may be more expensive if they are doing something that most hard money lenders wont do. 

Since comps are limited, analyze similar nearby locations to estimate demand.When pitching investors, focus on a clear business case: expected income, expenses, occupancy, and ROI.

I don't think enough people consider this aspect.Selling Stock: Selling part of your portfolio could work, but the 15% capital gains tax might make this an expensive choice unless the stock has underperformed or you’re diversifying away from riskier investments.HELOC: Using a HELOC on an existing property is a flexible and relatively low-cost option.

Everyone has been spoiled by the last 10+ years of low property values with high rents and low interest rates.- Just ask any investor doing deals prior to 2008 Real Estate Crash!

One of our MTRs is in an area with extremely low supply that we've had a waiting list for it one summer.

Too many low income apartment buildings near by / vacant buildings. 

@Charles Perkins is absolutely correct about "collecting all receipts, properly tracking all income and expenses and your basis for all assets properly documented and recorded."

The Highway 64 property presented a great opportunity due to its low acquisition cost and potential for substantial value increase.