I don't think enough people consider this aspect.Selling Stock: Selling part of your portfolio could work, but the 15% capital gains tax might make this an expensive choice unless the stock has underperformed or you’re diversifying away from riskier investments.HELOC: Using a HELOC on an existing property is a flexible and relatively low-cost option.

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

When you’re flexible on the terms, you can often create a deal that satisfies both parties.Create a Sense of UrgencyIf you want the seller to move quickly, create urgency in a respectful way.

Planning for flexibility with frequent moves and understanding property management will set you up for success when you start investing in 2026.Good luck!

Secondly, short-term rentals provide flexibility for owners, allowing them to potentially use the property themselves when not rented out.

@Chris Agun - I love the flexibility that a HELOC provides. 

I have some flexibility but rely heavily on my team for admin work and the day-to-day operations of property management.

Look for properties where you can add value with smart, targeted renovations rather than going overboard.Financing Strategy: Since you're aware of the leverage risks, keep your financing options flexible and conservative.

Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

Everyone will tell you it’s great to get started early, or you can just move after a year, but in the current environment in our region the rent your property will generate after you move out will likely be less than your mortgage, if you are tied to the area and feel confident you want to stay in whatever property you buy for 3-5 years go for it, if you want flexibility rent and throw that money into and index fund.