Quote from @Stuart Udis: You can also reduce your transactional costs by using a bank construction to permanent loan with an earn out.

We discovered problems that required a lot of work and significantly reduced the property’s value, forcing me to lower the price.

Investing in multifamily properties offers steady cash flow, diversification, as multiple tenants reduce vacancy risks and provide consistent income.

Some might not be livable at purchase but 5k still seems cheap unless there is something off with the data. maybe the prices were reduced on unlivable properties due to back taxes being part of the deal for the purchase.

I also would like to reduce the audit risk due to large bonus depreciation. 

Diversifying geographically can also reduce risk and increase long-term returns.For example, there are several markets across the U.S. that are ideal for new investors because they offer affordable entry points, reliable cash flow, and strong economic fundamentals.

Paying off rental mortgages increases monthly cash flow but reduces liquidity, while investing in hard money lending offers high returns but is taxed as ordinary income.Buying a multi-unit rental provides tax benefits like depreciation, while purchasing a business can yield strong profits but requires active management.

We had good capital gains on our first new property so we were able to inject that in our current primary residence reducing mortgage amount.

If your portfolio is large enough, 5% is better.Now, some people believe that this diversification reduces the chances for a large gain.  

The problem is, that's not proper accounting because a credit card is a liability, and doing this workaround will reduce your assets rather than increase your liabilities, which totally messes up your balance sheet and debt-to-income ratios.