But my long term is rental mainly. 

Everyone is telling me that the majority of the time they dont take the LTO to term.

Okay so is there a need for an LLC which has some terms in the operating agreement? 

In terms of highest yield it totally depends on your investing thesis.

The payoff is worth it in the long run with reliable, on-time rent payments and tenants who are more likely to stay long-term, and take care of your property. 

If you're worried about finding tenants, focus on a location with strong rental demand, list rooms on platforms like Facebook Marketplace or Furnished Finder, and consider mid-term or short-term rentals if long-term tenants are hard to find.Good luck!

I'm Paul from NorCal, passionate about real estate investing for long term rentals I'm particularly passionate about finding deals outside of California Excited to learn and connect with you all! 

My long-term goal is to own 20 units, and I’m trying to figure out the best strategy to keep growing.Current SituationI've been using my primary residence’s HELOC to finance and renovate my rental properties.

20% down is doable for a lot of lenders, 15% down is available in some cases but will come with horrific terms. 

Im not a fan of seller financing unless that property is free and clear and the seller is offering reasonable terms NOT on money they have borrowed. just too many people get into this type of thing without understanding the whole picture, like title being moved into the buyer's name, due on sale clauses... etc. etc. also, just because its a very commonly overlooked guideline which makes financing on 3's and 4's a little challenging: FHA requires the property to self-sustain its own PITIMI by the rents.