You create a single-purpose entity to own the property and raise funds to buy it.

Rents will keep raising in most markets so bank on that for additional cash flow in the upcoming years.

Second, if you want a nice house in a nice part of town, you will have to pay for it, so will likely need to raise your purchase price.Third, if you want to go off-market, just know you are trading a lot of time for the possibility of maybe finding a deal.  

I know I'm getting the tax benefits of depreciation, the minimal positive cashflow, and the appreciation on the property, but It's pretty much a long term play of slowly raising rents annually to increase cashflow, which will eventually get basically reset when my loan goes P+I in 10 years.

Yes, even the best system will see a bad tenant get through, but we've found that raising the bar cuts out 90% of what we have to eventually deal with, and for the remaining 10%, if it's a tenant who's always paid in good faith, we try to work with them within the month and, if it doesn't pan out, we move straight to the hard talk.

We raised $4.5 million in equity and got $4.5 million in fixed rate debt from Freddie Mac at a 5.85% rate.

Large Commercial - There will be a lot of opportunity in this space, but at this time we have around $35M raised which for large commercial is not a lot and I prefer a broad  and diverse portfolio.

Stay there one night and test it yourself.

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

I’m open to flipping, renting, or exploring other strategies.My mantra is to test new things “fast and cheap,” so I’ll probably begin investing locally in CT before considering otehr markets across the US.