I personally hold 5 CFD's with values in the low 30's but  valuations in excess of 70K on each property.The reason i like the CFD's are that in the event of default, as a general rule, you don't have to foreclose, just evict which is much lower cost and more important to me faster.If the borrower defaults and I have to foreclose, I can turn around and sell the property again at an updated price.Since i only paid in the high teens for each of the notes, the downside is something I can live with.BTW, all notes are fully performing and I'm getting an average yield of 28-32% and have about 250 payments left.Final comment.

Unless aliens invade, (or I become supreme overlord) and the population gets wiped out (the sexy latinas can stay)... we need houses to live in.Your offer is based on whatever the market allows.

It was a sexy deal leaving us with a vacation rental in a highly sought after area and we got it for a good deal!

It was a sexy deal leaving us with a vacation rental in a highly sought after area and we got it for a good deal!

SFH are not sexy or exciting like saying 100 unit multifamily.  

If you use all your cash on one deal, you will own it, but will have nothing to start your next deal- which will inevitably present itself to you right after you spent all your money. the cash out refi sounds sexy as hell, but I’ve had multiple occasions where I haven’t been able to get a cash out refi done - but I’ve refi’d plenty HML’s to long term.

I like to see cash-on-cash ROI in the mid-teens or above.

Sometimes people complicate things or want to invest in certain things so it can sound "Sexy" at a cocktail party.  

It's a light cosmetic "flip," way underpriced in a prime neighborhood and my family and I would live there until the two remaining teens head to college (about 2 years) while we fix it up. 

However...If I told a bunch of seasoned real estate investors I had some sexy new combo mortgage product pairing that would let them pair a 75% or 80% LTV normal 30YF first with a 20% or 15% LTV second at 15% interest rate to let them buy multifamily investment properties for 5% down, I would very quickly be unable to keep up with demand.So, overall, FHA looks bad when you are first starting out and have limited context.