D property maybe a stretch to a C-C/D area Now at first look this is a cash flow king but there has got to something I am missing.

There are multiple factors to consider, especially in Los Angeles where not only are there sub markets and pocket neighborhoods, but also hubs that drive variation in rent (consider hipster stretches in Silverlake, Highland Park, Echo Park, etc.).

It was a bit of a stretch to get this last purchase pushed through and I am worried about qualifying for a refinance if they are going to just look at it in the same light as a normal purchase.

My "offers" may be a bit of a stretch but it certainly feels like 100 for every 1 deal closed hahahaThis is what I needed to hear though so thanks for that.

But it would allow me to stretch out my student loan payments, increasing my cash flow now, allowing me to save more money for more properties. 

@Shannan Bowen - I've not come across 150-200 ARV in Haddon Heights, Haddon Township, Audubon, Mount Laurel, Collingswood,Mantua...even Merchantville, Deptford are a stretch these days.

My point in saying that, is a lender may not be comfortable stretched to 80% of acquisition without any interior knowledge and this market in particular.Your best bet is a local lender who won't require an appraisal.

I have thought about buying a multi and house hacking but I live in a very pricey market (NYC) and would prefer to stretch out my money in a less expensive market while maximizing my ROI/cash flow.

Although buying cash has it's distinct advantages, such as more leverage to negotiate a better price, seller financing offers you the opportunity to stretch your investment dollars.

There's no good way to protect yourself as a lender, it has to be in your name to redeem it, and there's a clear willingness of the borrower (you) to stretch out the foreclosure process and make it as painful as possible for the lender if the deal goes south.You can shop it and see, but I think if you've got the chance to get the money from family that's the best bet.