The BRRRR strategy is always a great option, especially if you the liquidity to continue to purchase properties depending on how much you are recouping when you refinance.

You could also explain that keeping more liquidity helps you address any potential issues quickly, which benefits both parties.

So even on a small purchase of 80k and getting 85% leverage you still need to be 30k liquid to see the project through that's 37.5% LTV

Sometimes I am honestly skeptical how some people scale to 100 units in three years unless they have a lot of liquid cash to spread around. 

Investing with personal funds creates a taxable event when you liquidate the asset.

A solid exit plan reduces the risk of default.Check Their Liquidity: Even experienced borrowers can run into trouble if they don’t have reserves to cover unexpected costs.

You could tear out everything and spray the lumber with Monterey Consan 20 (I used it in Louisiana after the flood of 2016).

., cost segregation studies), carrying forward 2024 losses, and accelerating deductible expenses to reduce taxable income.Shift to Passive Investments: If management has become burdensome, hire a property manager or transition equity into more passive assets like turnkey properties, syndications, or REITs to reduce workload while maintaining income potential.Expand or Reinvest: Use your equity to acquire new cash flow-positive properties in markets with strong fundamentals, focusing on diversification and long-term stability.By refinancing, selling underperformers, or paying down debt, you can improve liquidity and cash flow.

Repaying debt is not necessarily aligned with achieving financial freedom - true FI is cashflow coming from many assets - hopefully this illustrates how paying off debt drains your liquidity for down payments of money to buy said assets.

Cons are the liquidity event that your parents will have to do to purchase the home (I assume the funds are in some sort of investment today so there's likely some tax ramifications on cashing those securities).