Done right, you can net high teen returns with fairly low risk and remain reasonably liquid.

Besides the fact that our state isn't as sexy, Louisville has all the potential to be the next Nashville or Austin, just more historic and gritty.

That is, playing defense when it comes to money might not sound all that sexy, but I bet there are 10,000-20,000 investors who would have given their kidney to not have lost their shirts in 2008. 

It may not be sexy but the best mathematical decision may be to pay off the high interest debt. 

Wish I started doing this in my teens!

After 1st year we would BRRRR it and have even more cash flow since we would go conventional Refi at that point.Yes I know the numbers don't look sexy on the 4th deal as far as cash flow but its the difference of adding to my portfolio and getting this 5th deal that could make us a lot of money down the loan due to its location.

Continuous cash flow will win anytime over sexy infrequent check.

I like to see $150-200/unit/month and  CoC ROI in the mid teens or better.

The boring un-sexy plan is to keep at it until I have maxed out my 10 loans and wife's 10 loans, but I still have a long way to go.

The solid operators have asset management experience which doesn't get as much attention from the average investor because it is not a sexy part of the business.