But.... don't get carried away.

I usually got 8 to 9 on the seller carry.

I've only come across a couple 401k plans that allow you to carry the loan and continue making payments after you're no longer employed with that same employer.If you don't repay the loan, then it's counted as an early distribution.

I’m doing one now where cash flow supports 80% and a 20% seller carry and my bank is cool with it (but that’s not the norm!)

One of the largest competencies of REI is scalability through other people's time (OPT), often times carried out through PMs.If your goal is to own a smaller portfolio, then perhaps doing your own property management makes sense.If you want to acquire medium to large scale apartment buildings, then you probably won't even get a loan from a commercial bank without proof of using a PM with a solid reputation.

Usually higher returns carry much higher risk.

For example a quick close to lower his carrying costs, paying his closing fees, etc.

Remember, if you have to carry a gun to collect rent, you made a bad investment decision.

You still have to run comps on everything, determine construction costs & estimate ARV, carry & commission costs, etc to make sure that deal in that market makes sense.

The original basis carries over up to 300k.