Louis) vacancy may be less damaging in that your mortgage and property tax expenses, relative to rent, are considerably lower, so maybe you can gamble more on rent increases and afford a bit more vacancy.

I've seen too many people burned lately, especially by those companies that spam craigslist.

I say this because if you plan to refi the entire debt anyway in 3-5 years, you're just gambling with the interest rates.

I’ve bought HOA foreclosures in FL before and I get spam letters from lawyers about fighting the remaining HOA fees after an auction.

I refuse to wrap my ego in this buying bonanza, I don't need to make all my money right now as a gamble and I don't care to brag about "i got x amount of units so effing fast you can't believe it".

Seems like a huge gamble.

And even though I did a low / no money down deal, I did have the money to buy outright, so I was not going ALL-IN on a gamble.

This means anyone looking to sue you would need to invest some money and effort into a discovery, which is a gamble that attorney's don't like to make.

The difference would be either investing in XYZ property for an actual COC of 3% (with the gamble that if nothing bad happens, it could jump up to 12%).

Thank you @Mindy Jensen and @Eric Gamble!!