After a couple of bad experiences I will sell.

I've  seen Finance Cowboy's (Jaren Sustar's) videos in my Instagram news feed and watched a couple of his YouTube videos.

This is for sales and if you need to hold for awhile due to a market change in pricing.I did a flip in an area that was a secondary market, and basically lost a couple thousand on the flip not following this rule of thumb..

Likewise, the Fed will not hold interest rates high for a prolonged period of time (but the next couple of years will see them elevated I guess)… In the short term they will continue to raise them to continue to combat inflation.  

@Sam G.I have a couple of resources for non-recourse but all would be bridge loans for construction only. 

Putting down 25% instead of 20% won’t affect your until you can’t buy that 5th property and that might a couple years from now.

You're taking all of the up front risk with zero control or equity upside of the property.My recent example of $11k is for a 1200 sq ft SFH that included a couple of appliances.

I purchased a property a couple years ago from the seller that I knew personally. 

And, as Nathan noted, you are likely giving up huge appreciation potential, which will likely never be replaced by cash flow.But at the end of the day, if you are in a declining market in LA and are able to find great deals in higher cash flow areas, taking into account the likelihood of needing to outsource everything and additional travel costs to visit the properties a couple times per year, and you don't really care about appreciation, then it could work for you.  

My thought was I could purchase the property, break even, and refinance in a couple years when rates hopefully come down.