Do I buy as low as I can to afford mortgage with 0 down and use 300k for big bear or put a larger down on primary home.

The reason being is that usually the commission offered for tenants agent is low and tenants are usually unrepresented, unlike buyers when purchasing a property. 

It could be a year where your expenses are very low, or even when you sell and have a gain. 

Rents are low (10%-25% below market depending on the property so there is value add).

You will be violating the contract, but the likelihood of a lawsuit, especially here in Arkansas is likely very low. 

If you have a low rate with a pretty high LTV already then I wouldn't be refinancing it now to consolidate $12K in debt.3) You need to find a deal before you can apply for the loan.

Value-add strategies like BRRRR can work well in any market provided that you buy low enough (the challenge for all of us).

Working on a few STR deals with savvy investor sellers and we are wrapping some really low interest rates so the DOS clause concern is very much alive… We have decided to go the land trust route w/ one of the properties to try to be as careful as possible.

They are also not something you should take lightly since they can cause some serious damage over time.

Further, the reason for sale sub to may be because of some property deficiency that does not allow the property to qualify for new financing, or the property may not be worth the amount owed forcing the seller to “compensate” a higher than market price with either “easy or no qualifying” or a low interest rate.