The more affordable price points, combined with a steady rental market, provide some peace of mind.

SEO, cold calling, networking, hitting up probate attorneys, hanging outside the funeral parlor..... ok maybe not that one but point is the strategies are all but endless AND THEY ALL REQUIRE WORK. 

Eventually, the supply of essentially free house and/or suckers runs out, or law enforcement catches on, or some combination of those factors.

To me this is a combination of things.

.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

Refi: The piggyback HELOC is a good tool for quick access to capital, but since it's been delayed and you're already tired, it might be worth waiting for a combined refi and HELOC.

The combined transactional costs alone between the purchase and sale are going to be north of 10% of the transaction value.

Also in your strategy lay out the combination of cash flow and or appreciation.  

I used a combination of leveraging my business line of credit, HELOC and partnerships for my first couple deals before adding in private lenders. 

I have some ideas about how to make this possible (partnership, private loans, refi/heloc, or combination)...But what would you do in my situation, if you were starting your portfolio from the beginning in 2024?