My buy box is turnkey sfh 3/1 or small multi newer major utilities and roof.

If you're willing and able, I do recommend the "house hacking" strategy which is just a fancy name for buying a rental property and living in one of the units, because you'll get very favorable financing - an owner-occupied fixed-rate 30-year mortgage.I'd also say, analyze that property as if you won't live there and it's a pure rental, and make sure the property is still cash flow positive if there's a tenant in your unit because then you'll know if it's actually a good investment.And when you analyze it, include payment of a property manager in your #s because if you don't, and doing so would make it go cash flow negative, then you've just bought yourself a job because you literally can't step away from managing it without losing money.

You buy a property SubTo 2.

However, you could buy a property with seller financing.

On the buy side you can snag deals and have leverage so it helps with buying deals right. 

I am also still buying flips/LTR..

Quote from @Roger Paschal: Quote from @Quentin Hollis: I'm currently working on my first real estate deal and will be buying a property subject to the owners existing mortgage.

Can someone explain something about the buy, borrow, die concept of avoiding income taxes? 

I know you don't want to deal with tenants and their problems, so why not either:A - Buy a NNN property where you don't have those problems, but still have cash flow,...orB - Take your $500k, and partner up with another investor where they deal with the tenants.

Quote from @Harsaha Lenka: hi Jaycee, Thank you for replying, Yes i wanted to buy 4@Harsaha Lenka I concur with all of @Matthew Drouin's comment.