By living in a 1-4 unit property, using a 3.5% down FHA loan, forcing appreciation through improvements and then pulling out your equity with a cash out refinance or HELOC, this is how you grow your portfolio and recycle your cash into additional investments.

You can also recycle your money faster which creates velocity.  

Plus, a new managment company were the past ones were milking us dry on repair costs. 

Who is taking out the trash and recycling? 

We also retain access to equity for the 30 year term, so we're going to recycle that equity to fund multiple deals ourselves. 

You can have these people give you visual reports so you know if the tenants are destructive.Otherwise, if you vet your tenants, you'll tend to get people who are respectful and care about getting their deposit back, so they will take good care of the property.That said, property managers can't make money if they milk their clients dry.

As we experience new "issues" we amend the lease to address them, examples are use of recycling waste containers, the city fines owner if improper items are placed in the recycle container. 

In terms of the investment strategy, my wife is pretty hands off honestly, but supportive of what I choose to do and I am leaning toward BRRRR right now because of the ability to recycle that capital.

And there would be pressure for me to recycle that money fast because that's just how my brain works and that could lead me to investing in something less than stellar. 

As such, they are more likely to milk the process for every last dime and recommend that the seller decline even reasonable offers and then respond with the tagline "Only put forth your best and highest offer".