I told my wife that if it costs us $80k I'd rather buy a 4 unit not a single family in HOA locked up community. 

I purchased a property before that had way below market rents that were locked in for a year and after a year I raised those without doing any work and was able to get them to market rent.

I don't love the idea of essentially being locked into holding them for a long time because it may take many years for them to appreciate enough to meet that premium, but I do like the idea of cash flow, low interest, and longer terms.

We lock in around 10 deals monthly right now and growing.

Inspect for any rot or damage periodically, and replace or repair sections as needed to maintain its condition.Potential Upgrades / Considerations:Security:Enhance security with robust locks, a video doorbell, and exterior lighting.

Hind sight I probably wouldn't have but now it's fairly locked with them for a while, which is fine.

A cash out refi you have to start paying for right away and you are locked in for X amount of years unless you pay it off. 

I just got a 4.99% rate but it is a 3 year lock 30 year amortization or a 5.25% 1 year interest only.

Locking in such a low rate means more cash flow if you rent it out, even with your HOA and property management costs factored in.Let’s tackle this using your numbers:Current Rent: $2,950/monthAnnual Tax, Insurance, HOA: $7,000Mortgage (principal + interest): Roughly $20,832/yearWithout even factoring in maintenance or vacancy costs, you’re likely cash flow positive.

These deals are much easier to get locked down and offer more options for disposition strategy, but would rely on a qualified buyer pool who would be earning more than the six figures through w2 or a business.Benefits:- No Down payment deals- Seller carries 25-50% of purchase price- Lower interest rate than banks.