Choice is clear.

Buying with cash is much better in my opinion.Especially for our market.Most investors only use leverage because they "can".There is usually no strategy behind using the leverage.Our price points are so low that most investors just prefer to buy with cash.The price of one of our properties is pretty much a downpayment for any other property in other markets that aren't in the Midwest.Cash deals always offer a much higher return than leverage.Leverage is a risky game for beginners.Learn what you are doing first before borrowing money.Just my opinion for a path that has proved to work for me and our investors.Thanks and happy holidays.

It’s not a binary on/off choice.

Quote from @Martin Jones: YouTube gurus will tell you to borrow money from someone else, but that's bad advice for a beginner.

I think you have no choice but to convert to cash yourself.....no one is going to take the risk/hassle of converting afterward.

Raising capital - It will be difficult to tell an investor their $ is tied up for 30 years and you are only banking on the borrower selling or refinancing.

I've seen some lenders place limits on the number of loans a borrower can hold, but most don't.

As when people lose their jobs, the vacations they take is the first choice to cut back on. 

As a investment property lender we saw a lot of success with flips but an even bigger jump in BRRRR success with borrowers holding as long term and short term rentals. 

Using LVP was a smart choice—it holds up well when wet and is cost-effective to replace.