Getting a loan to payoff another loan with a lower interest rate doesn't make any sense. we do private lending and can get double digits returns consistently.

Like Devin said, double digit rates and you could still have fees similar to a first position mortgage.

DSCR loans are not that low and regular hard money loans will be in the double digits.

For appreciating CA properties this could easily be a 7 digit step up in value but i would think in all CA markets would be significant.  

Multifamily real estate has traditionally been a stable asset class, and the Washington D.C. metro has traditionally been a stable market area, making the two together a good safe bet, especially for anyone with a long-term view of their investing strategy.

Many of our LLCs have virtually no digital footprint.

Prices have increased (higher terms/rates) as the fed rate has gone up so you have seen people who could get 8 or 9% now in double digits.

What I have seen is an internal sales team (AE's/Reps who split their time between referral partner development and managing their pipeline) combined with someone solely responsible for digital marketing (social media, SEO, ppc).

You can still do a 1031 exchange foreign to foreign asset.  

You anticipate that the winners provide much more profit than the losers, and you end up with a portfolio that produces a double digit return + a “salary” for your active participation over time.