Much more difficult to convince sellers to do a subject to transaction6.

Most are very much on the market and subject to bidding. 

A lot of subjective/anecdotal criteria here.

Here is what one of the new people I coach from Socal did with a property in Phoenix
I helped him find. He has taken his training seriously. It’s a Subto (Subject To) that I helped him buy “off market” and he chose t...

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

Because this clause wasn't in the lease agreement,You hear these kinds of excuses and explanations (vary by circumstances) everywhere you go nowadays.We're becoming a nation where the Law is subject to personal excuses by indviduals that aren't suposed to interpret laws.

Unless you have some sort of subject matter expertise or access to an unfair advantage (cheap labor, ways to source off market deals, etc.), index funds are likely to provide an equal or better return with a MUCH lower hassle factor and more liquidity.

Eli,If I were you I would look into Subject Two, Land Contracts on Properties that are free and clear and Raising Private Money!

Put together a spreadsheet and compare the performance of the subject property if you keep renting it as is for the next 10 or 20 years versus if you rehab and refinance.

Personally, I'm incredibly ignorant on the subject compared to others, but find it fascinating.