Meaning the folks sitting at sub 25%, probably 20% DTI with cash still on hand to buy properties but choose to leverage.

It's not going to be the best investment, but it probably won't be that bad either (with the leverage of the mortgage it will probably outperform my stock index funds).

Then from there I would leverage and use that money to buy out of state.

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.  

So she has been listening to me and leveraging for a while.

I think this gives me good asset protection and allows me to take advantage of leverage. 

You find good deals and leverage your time, energy and hustle the money will show up to partner up with.

@Joe BellevilleTo build a successful multifamily property portfolio in Grand Rapids, set criteria for property type, location, and budget, build a team, analyze deals using the 1% rule, leverage house hacking, leverage local knowledge, prepare for tenant management, network, and focus on long-term goals.

Patience can be your best friend and if you attempt to over leverage a property it can come back to hurt you.Some will recommend buying subject 2 where you could take over an existing mortgage that could be at a substantially lower rate - but if the lender finds out and calls the loan that could also be very bad.

You can also leverage stable income for creative financing and explore BRRRR in markets like Rochester to build equity and cash flow.