Thanks for taking time to reply.

If you have the time to devote to it, direct to seller methods can be very effective, but will take ultra-patience and intensive work. 

And when you said the management company takes a 550 credit score , all I see in your future are evictions .   

We’re really best suited for those high income earners out there with strong investment experience and cash positions to literally take the reigns and create a strong cash flow product and tax write off for them with minimal time spent on their part.

This will allow you to take on bigger deals with your cash on hand.LTC is a ratio with the potential to limit your loan amount.

If you did, you could take advantage of some unique strategies, like renting it out while traveling (as long as it’s for 14 days or less) and having that rental income be completely non-taxable.

@Josh LansberryIt’s exciting that you’re ready to take action in the Raleigh/Research Triangle market, an area with strong growth potential.

The advantage of Reg D over relying on the general exemption is (1) if you comply the SEC can’t come back and say you should have registered and (2) if your sued by a disgruntled investor you have a definitive defense, which means an attorney is unlikely to take an investors case on a contingency basis - unless fraud was committed.  

So, if your current rent roll is still on the lower side, it could limit the amount you can borrow right now.However, if you have even a partial track record showing improvements.. say a few of the units are already updated and attracting higher rents.. a lender might take that into consideration when underwriting.

I know insurance rates have gotten rough these past years but if you don't have insurance all would take is one house fire for you to take a massive loss.