They're low LTV (generally 60-65%) I suggest you establish a relationship with one, as they tend to know the market and industry better than almost anyone else.

Yeah we definitely do not want to raise funds as it can be many issues in bringing family and friends into our business we believe.I have just finished the Brrrr strategy book by David Greene and he talks about using cash to buy a property.We originally were leaning on doing this as we felt it would be wiser to buy a property in cash however after research I see that using OPM might be a better solution as it would allow us to scale our real estate business faster and also allow us to keep cash reserves for any emergencies that can arise from tenants not paying rent,property damage etc. 

Short story - I wanted to do a project myself and found better financing than the builders I was in contact with, building their own spec homes.

I am betting you will see a better return with the whole thing vs splitting them up.Of course you can advertise them separately and offer both as a listing.That can help bring in more stays, but if the smaller place is rented, then the larger place might not be large enough for a family.

Have you found a strategy that performs better?

This also leads owners to ASSUME simpler is better when it comes to management contracts.

While Mass Ave is highly desirable, you might find better deals in up-and-coming areas like Near Eastside, Riverside, or Mapleton-Fall Creek, which offer solid appreciation potential and rental demand.

I know in the dead of winter there electric bill can be $600-800 a month but I really cant insulate it better without gutting the house which they also don't complain about.

Sometimes it makes sense to sell if the numbers don't make sense to keep it, there is better use of the equity, etc.Alternatively, could you do the cash out refi and build an ADU?

Well, they claim that their leads are better because the leads find them:The only way sellers find you is when you rank #1 or #2 in that market. the lower you rank, the less leads find you.