I have used owner finance and hard money mostly to build my portfolio but need some institutional refi in the future.I'm also thinking about how this affects taxes, insurance.Thanks in advance for sharing your opinions!

Or US govt giving money to Iran.  

It does take numbers to make money.  

I started with no money 30 months ago with a 4 unit deal.

However to save money when she had the house built, she left the basement unfinished--it is just studs, insulation, and windows/doors, plus plumbing in the foundation.

It's mostly retired people or people who have no money.

It allows you to use a small fraction of your own money.

It is a tough market but the money is insane so people just open business and run until they get caught and sell and open again. 

Learning that the slower I move, the more money I lose.

But, if you don’t want to go through all the trouble – and your manager does not want it too – then selling is probably the better option, all the more so if you are witness to a good market, and you stand to make some ok profit here.