Time sink: takes so much effort and time while working full time.Option 2: Buying Rental Property in a Cheaper MarketPros:Time to cash is immediate is about 40 days from closing time.Landlord friendly: which means eviction and rent control in LandlordDiversification: Investing in a different location spreads the risk.Property Appreciation: Some emerging markets might offer significant appreciation over time.Established Rental Market: Easier to find tenants in established rental markets with a high demand.Potential to build an ADU: i can build on the property land.

So the spread would worry me. 

Am I able to write off 60k worth of rehabbing for depreciation upfront or does that get spread out?  

I wish I had better news for you, but it is a wide spread problem from my experience.  

This way, you get to spread out those capital gains taxes over time, making your tax bill way more manageable.

Heloc is around 8.5% interest and deals im looking at are 15% coc self managed, theres a bit of spread.

All of those line items are on sale 1/3 to 1/2 off depending on the rest of the individuals taxes.I know it is a common accounting practice and a spread sheet requirement, but the idea of saving for Capex never made sense to me.  

The benefits to using available cash to fund multiples investments as opposed to paying all cash for one investment seem pretty self explanatory, but the largest benefits...especially in real estate...are likely the ability the spread risk across multiple investments and the ability to make multiple investments in a shorter period of time, allowing your cash flow, equity, and ultimately potentially your net worth to increase at a faster pace.To answer your question about traditional financing directly, yes you can obtain a traditional mortgage and put a large cash down payment down, essentially financing 'part' of the purchase price.

If the market goes well, they can 5X the initial investment, take 30% carried interest spread on $50M, and buy a ton of luxury real estate to take even cooler pictures of their life on Instagram. 2) Extreme diversification, sprawling, "strategy and synergy free" portfolios:The other take that is possible from naive social media followers, but not from sophisticated family offices or private equity shops is one where a syndicator raises a ton of money across multiple different types of asset classes in a seemingly random set of geographies. 

So make sure you understand the difference of how your loan dollars are or are not secured. and then there are funds were your money is spread but your not specifically tied to a certain loan so in essance unsecured as well.