You can increase returns with leverage (that is a mortgage) or with value add (renovations, additions etc).I think cap rates (rents minus expenses divided by purchase price) on commercial and industrial is higher with less work involved, but its more expensive than I can afford--so I know next to nothing about that land.

I work with some builders and they have 2-4 units with rates in the 4-5% range.

Our population is dropping from a birth rate standpoint thus more efficiency is good.  

Unlike HELOCs on a primary residence, investment property HELOCs tend to have higher interest rates, stricter terms, and the risk of being frozen or called due by the lender.

Although there are advantages to waiting too, such as if interest rates continue to drop.

Oakland has some ambitious plans to improve the city, and as rate improves, I firmly believe certain parts of Oakland will recover faster than others.

If you can afford a higher payment, a 15-year mortgage saves on interest over time.For the down payment, aim for at least 5%, but if you can put down 10-20%, you'll avoid PMI and could get a better rate.

DSCR recently came popular in the loan brokerage and private credit space with the rise of STRs and MTRs.Your local bank lenders will have the best rates typically.  

Vacancy Rate – Assume 5%-10% of annual rent.

When a tenant causes problems, I can remove them six ways from Sunday, typically much faster than the courts could do it.Financial Management & Reporting: It may seem small, but accurate accounting is important and not in the tool box of most investors.Market Knowledge & Rental Rate Optimization: Understanding the market is critical to maximizing returns.