I currently own a two-family home with my girlfriend, but I plan to refinance in 2025 and start fresh with a focused expansion strategy.

BTW, are you CA-focused or national?

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Since you’re interested in learning more about commercial real estate (CRE), consider a mix of reading books, enrolling in online courses focused on real estate investing. 

In other words, not resold to the government so the bank had more flexibility on the condition.I look at the original commitment letter and it states "xxx amount will be advanced at closing for the purchase of an investment property, and the remaining balance of the loan to be placed into an escrow account to be disbursed as improvements are made".No points, and only one closing, so I don't have to deal with a short term HML that I have to refinance in under a year.Hope that helps!

This is where your focus should be, not buying section 8 rentals or focusing solely on increasing your portfolio by 2x, 3x etc.

We have been attacking it via focus on expanded ancillary services.

Hi,We focus on old building rehabs for renovation.

Our buy box specifically focuses on vacation destination accommodations - including boutique motel/hotel, campgrounds, treehouses, cabins, etc.   

I manage the real estate portfolios of my clients so they can focus their efforts on whatever they consider to be their "Highest and Best Use", which is usually looking for their next project.