Before going out to all FF, and to keep the things simple, I am partnering with my most strategic investor so we can hit singles/doubles to build the track-record and portfolio.

They have helped me maintain a less than 2% vacancy over the past 4 years as well as strategically moved up rents. 3.

Bottom line is if you strategically adjust your income you qualify for a ton of Govt-paid programs, one of which is healthcare insurance. 

But we also bought strategically in neighborhoods I felt provided excellent appreciation potential in the short term.

I am curious was it a strategic move to only refinance at 60% of the appraised value and not pull out 75-80%?

I would highly suggest talking to your CPA to strategize different ways around it.

You need to thin about how to use those losses strategically in the future to help you grow. 

I'm looking for a (2-4) Multifamily in 3 different states and I'm not sure what the best strategy is regarding the money. I might finance conventionally or purchase with Hard Money depending on the property I end up w...

Any smart, strategic help anyone can offer would be greatly, greatly appreciated.I've been preapproved for a $450k mortgage.

Just to point out that you will have additional strategic options down the road if you do end up renting it for a while.At this point, it sounds like you will need to just massage your numbers to get to positive flow, let tenants pay down the loan for a while and then try again next year if you feel like selling is the better option.