I am happy having had the job and investing in property but it was a slow but sure road.

Here in Oregon the beginning of the year (Jan/Feb/March) foot traffic typically slows down considerably.

The one I am used to using provides cost estimates of various rehab products based on specs about the house.

I guess you could risk it and then beg for forgiveness but at that point you have lost face and trust of your Banker.Sure, I get what you are trying to say "the Dons and jay’s of the world will share how it can be done but are never pushing a product, a course, a group etc.

I'll be spending every cent I have on me and my SO - Happy to help out the kids while I'm alive, but they need to learn to be self sufficient, independent and productive members of the planet.

I price out many 30 year DSCR products for people, lots of times they need to take a leverage cut to make the DSCR work if it is a single family. 

Must we forget the other federal agency, the Federal Reserve, is in a highly restricting posture right now, holding interest rates at historic levels to slow inflation.

The 5% Fannie Mae conventional product for 2-4 is great and do you have to worry about the self sustainability test like you would on FHA.

Yes, there’s a product that exists which does exactly what you want.

. 🏠👍 100% agreed.I've witnessed way to many investors over the years getting caught with their pants down when using too much leverage.The real estate "guru" world is incentivized by selling more properties (Realtors earn commissions on every property sold) and "no money or low money" strategies (Easy way to flog books and seminars), etc...So leverage to the tilt they would say...The best deals are bought quickly and with cash.All good things take time and so does building a strong and sustainable real estate portfolio.Start slow and small and build the foundation of your portfolio with cash.This will minimize losses when vacancies occur and one hopefully won't have to put their hand too deep in their own pocket to cover expenses as they occur (Especially large expenses like mortgage costs).Once a solid foundation has been built and experience gained over a period of time of what the true income vs expenses will be, then look at using leverage.Also, all deals should be analyzed from a "devils advocate" standpoint and don't get too excited about it's initial prospects.If you think it won't happen to, I'm here to tell you that it will.This is coming from someone that has done hundreds of deals and has seen it all.Always protect the bottom line first and foremost.Much success