To beat 5.25% mortgage rate....the corresponding, offsetting stock market return would be at least double that...To answer your question requires (1) knowing what risk adjusted return you will be able to earn in the future (2) knowing what interest rates will do in the future.  

Have an owner's closet, where you lock up your extra inventory so the guests can't use it. 

Took an extra 6 weeks than planned,  but ultimately got it done. 

I did have a corporate job with good earnings which is why the bank was willing to lend to me. 

If you are skilled in each of the areas above, and you have enough in reserves to cover the costs of when things do not go as planned, then you can likely attract money from private money lenders who want to get a return on their money and they see lending to you as a low risk way of earning a better return than in the other passive investing options they have. 

However, having an experienced real estate agent or investor in your network analyze comps adds an extra layer of confidence.If you’re focusing on specific markets and ever want to discuss analyzing deals or strategies, feel free to connect, Our firm would love to help you! 

Those who have figured this out have earned my firm's business; I'm not willing to be held hostage by 'process.'

This property will require a pool to fully optimize its earning potential, and I've already factored that into my calculations.

I’m also looking into self-settled spendthrift trusts to add an extra layer of protection, especially as my portfolio grows.

I like the idea of getting a great deal, so should I take a pay cut, invest in getting my real estate's license, go the CCIM route, and find a broker to sponsor me until I'm a CRE broker and earn of the commission and get into bigger deals as a GP?