A traditional sole ownership property will cost you approximately 5% of the total value of the property to sell based on fees we are all used to paying (and you are paying all of that out of your equity, regardless of how much debt is on the property, and without a return of capital clause).Again, simplify your analysis to a strict understanding of the property level analysis inside the portfolio - something you've likely been doing on your investments to date.

I can put down up to 100k, maybe even more and I can qualify for traditional financing.

Do you lean towards traditional mortgages, private lenders, or creative financing options?

Traditional.

It is a currently operating as a traditional bed & breakfast?

Yes, I can KS.The fundamental deal is the same as always, making sure that a traditional residential property meets our criteria, is well renovated, and has a great ratio of purchase price and rental income.Just as an example: I was offered a duplex in Ohio last week for $135K, rental income of both units together is $1900/month and the down payment through a special financing vehicle is $15188.Initial cash flow is minimal but still positive and with a planned refi in about 3-4 years when rates are back down, it will jump massively.

Some have gone this way, some still do the traditional route of Request - Forms - Schedule - Inspection - Report - Approval - Wire. 

Each strategy has its pros and cons, and finding the one that aligns with your goals and preferences is crucial.Look into creative financing options beyond traditional mortgages.

It's not the traditional 2-4 unit multifamily or rent by the room house hack, but you get the idea - get creative about ways to make money off of your primary residence as well.Overall point is that you probably need to get scrappy to get you to the point of leaving the W2. 

Austin is a very challenging market for cash flow at a traditional 25% down payment.