If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

I responded before to a very similar comment to yours"I love this perspective and totally believe that many people suffer form this.

There are also limitations of how much total loss from RE you can take against your W2 unless you are a RE Professional.

A total of 2% return for as long as it takes you to double your money. 

And if you invest more than 200K you will get an extra 5% bonus at the end for a total of 23% returned in your final year.

Given your stated position of things, assumptions of skills and network, I'd say your best path is a totally different one. 

Grocapitus expects to have a total of six profitable exits this year, and expects to make investors about 38% IRR on those six exits.

The cost to do this just comes out of the total profit margin. 

I know I made a lot of mistakes here, and if I could go back would certainly do things differently.Key facts:• no written partnership agreement • In business for 1 year, with 8 total combined clients• 2024 total income $29,500• No shared business property or initial investment.

The answer is yes, 2nd lien DSCR loans exist and more than one lender can do them, but you would probably have to up your credit score to be able to get up to a total of 75% ltv between 1st and second lienOtherwise, you would have to get lucky on a favorable appraisal.