If mixed in with your deposits and reserve funds, you may accidentally spend money you shouldn't have.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

I have about $100k in capital reserves and can leverage the 2 properties for additional capital, as needed.

You also want to see a reserve study and only invest in a property where the HOA is at least 30% funded, less than that is assessment territory. 

The flush mount hinges are about $8 for 2 at the box stores and I think I’m getting boxes of 50 for around $60.

Well, if the RESET was a LT focus, Greenland and it's epic store of resource wealth would make all the more sense.

Address potential risks by explaining strategies like maintaining emergency reserves, purchasing proper insurance, and conducting thorough due diligence.

If leveraging equity feels too risky, you might consider using a portion of the equity to fund your next property while keeping reserves intact.

Then the rest of the time, the net income goes 50% reserves, 50% towards 2nd rental property.

Unkempt lawns, trashy or broken down vehicles, mattresses and trash on empty lots, boarded up houses, bars on windows, dealers and hookers on the corners, the lack of stores or gas stations, occupied properties are dilapidated, etc.Or when Google maps shows stuff like this: