Most seller's in a sub-to don't understand the risk they are taking and most lenders have concerns over the overall portfolio quality ratings which has an impact on their cost of funds.

It’s flexible—you can invest in rentals, commercial properties, or syndications—but managing it requires careful attention to avoid prohibited transactions.In comparison, a SEP IRA offers tax-deferred growth, which might be better if you expect a lower tax rate in retirement, but it doesn’t avoid UDFI tax on leveraged properties or allow borrowing.Before investing, check if SDIRA Wealth aligns with your goals and review their track record.

.- in this higher rate market, i find BRRRRs to be challenging because after a high LTV refinance the units have negative cash flow.  

As-is cap rate of 7.5% in my market (kc) would be pretty awesome to buy. 

So, we require a nonrefundable Retainer Fee for 90 days of our time to find a rental property.

For now, it Looks like your roommate/tenant can cover half of your mortgage (plus hoa fees). 

At the pro forma income, the cap rate would rise to 8%, which is more reasonable but only achievable after renovations.

Of course "hoping" rates will come down is not a sound strategy so finding a way to assume a loan that already took advantage of low rates is a great option.If you were starting over and targeted a large SFH, would you try to maintain the property in a way that would still attract regular homebuyers (not investors) if you needed to sell?

This $100,000 would be taxed at the applicable capital gains tax rate (0%–20% federally, depending on income) and subject to depreciation recapture at a maximum rate of 25%.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs.