The issue with watering your foundation is that you have to do it always, every year without a break in order to achieve the desired effect.

It's a very simple and effective tool that you can use when evaluating rehabs, whether you're looking to flip or BRRRR. 

I do see many investors incorporating a similar strategy with new construction builds, heavy rehabs, or in instances where the property was bought far below market value (usually a wholesale type transaction).

If you pay cash, you don't have a payment, but effectively you are giving up an income stream if the cash had been in a bond or ETF and earning you either interest or appreciation. 

Any transaction done with little or no equity contribution is most probably (there may be a few exceptions) in danger of “blowing up” from over leverage and insufficient equity cushion.  

Those transaction costs can annoyingly reduce your net gain on the deal. 

I would love to hear about your strategies of which you all used to effectively scale.

I've had business and conducted hundreds of sales transactions and find it very underhanded.

I want to make sure they can close these types of transactions and are used to working with real estate investors...

On the other end of the spectrum you have those teaching others how to syndicate larger transactions.