Those are the sweet spot.

ANYWAYS, my question is - what is the sweet spot between hard money loans, traditional financing, credit card financing (repairs), and cash? 

I do look at downtown for investment opportunities but it's tough to find the right sweet spot for value in this really slow and drawn out revitalization process.

Thank you for sharing that spreadsheet, it's really nice :)After hearing the much appreciated advice from @Nick Baldo @Devin Beverage @Chris Frazier @Adrian Smude I've decided to pass on pursuing that specific property, but not of my goals of securing my first multi-family property by the end of the year.PS: That property just dropped to $690,000, so who knows, if it drops into a sweet spot, where the numbers check out, I might have to reevaluate.  

One question: Why'd you get rid of those sweet green cabinets?

Sweet....that's a huge relief.

To those who do see, and use, the benefits of leverage, where is the sweet spot where you are making good return without being over-leveraged?

I'll likely start with a conventional deal to keep it simple and test the waters, but from then on something similar to what you mention above will be my definite goal - the cash on cash returns of that strategy look pretty sweet, without over-leveraging since you are rehabbing into equity.Thanks again for the wealth of great info!

Seller sold the house she didn't want, we made a sweet profit, and the end buyer got a killer cashflow property, and he's begging us for more!

It looks pretty sweet if it is a decent neighborhood.