Do not mix money and expenses, or it won't protect you from lawsuits as intended.

I could see a mix of fix n flips with some brokered deals here and there one day replacing my income.

Also, ask your agent for recommendations—they often have relationships with dependable contractors.Look for areas with a mix of affordability and growth potential.

What’s your strategy: focusing on cash flow, appreciation, or a mix of both?

The seller may need to be the one who talks to them or you may be able to talk to them directly if you provide them with a letter from the seller specifying the loan #, sellers SSN, etc.

We currently have 7 doors 5 properties with a mix of single family homes and duplexes.

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

Write targeted letters yourself saying you own and live in a multi in the area and are looking to expand.

Firstly, do you manage your own property or do manage mix of your own plus clients' property?

If you’d been holding around $620K from a 2019 sale and directed it toward a few properties like that.. especially if you leveraged financing.. you might’ve grown your portfolio’s total value well beyond what many Los Angeles holdings would have delivered over the same period.Then again, L.A. still has that unique mix of robust demand and limited supply.. from what I’ve heard, you can see impressive long-term gains there if you’re comfortble navigating tenant protections.