I think that if you play around with the right deals, you will find that return does increase if you lever up to 50%, but if the debt is negative leverage (interest rate higher than the cap rate, going to max LTV can actually decrease your returns due to this dynamic. 

i think it's because of the tremendous rise in home equity in the past 5 years.i used a HELOC to (1) help with a down payment on a short term loan, that I then paid back in full when I refinanced; and (2) to consolidate some higher interest debt, which I am now paying back by making extra payments against the principal since HELOCs are generally interest only for the first 5-10 years. 

For instance, I suspect vacancy might be a little higher based on the train tracks running directly behind the condo.

If I were you, I would focus on one or the other (sell a greater # of payments through the partial, or hypothecate at a higher LTV.

Lower expenses means higher cash flow. 

NYC:- NYC will probably appreciate at a higher rate and shorter amount of time compared to Jacksonville homes.- I will be able to find tenants sooner in NYC compared to Jacksonville. 

Deals with approved ADU plans are especially attractive because they offer a higher return and flexibility for future buyers, making it a prime investment opportunity.

Higher maintenance cost.

7% is better than a DST, but look at mortgage notes as they provide a higher return and have no acquisition fees, capital calls etc.

Conventional Rates are slightly higher than FHA, however the payment difference may be significant compared to refinancing into another FHA loan.