The resources we had:- a bank (conventional) that lends money up to 35k for 650 credit score- hard money lender with APR 120%- seller/community (who acts like he doesn't want to talk at all)- a real estate mentor that costs $35K to useThe "answer" to this exercise was:Use personal credit to borrow from the bank and spend the $35k on mentor, and then mentor has the "connection" with the community bank to negotiate a deal and brought a 70K property for 40K with FMV of $140K.

Conventional financing doesn’t allow you to close in an LLC, so if this is a must, DSCR is a good option.

FHA is only really the better option for poor credit - otherwise a 5% down conventional loan is cheaper and less stringent.

It does feel like there is likely a major market correction coming, but due to limited inventory of vacation-rentable units in Maui I feel like I should be somewhat more protected from the effects of said recession.

Did you know that you can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional.

Private financing where an investor can get a loan from an individual rather than a conventional loan because you can get more leverage and have more room to negotiate

You can use DSCR cash out or conventional cash out on your rental property to continue expanding your rental portfolio.

It's also common that a lender makes you close in your personal name for a conventional loan then the deed is quit claimed into an LLC.A real estate attorney helps you do this.

People are staying more, moving less since COVID, which means less rental inventory, increased demand and higher prices particularily in the lower and medium priced markets. 

Given your experience managing 138 doors, you already have a significant advantage in understanding tenant needs, property maintenance, and financial planning.Key tips:Focus on personal finances: Keep building excellent credit and maintaining healthy reserves.Financing: Explore loan options like conventional, or DSCR loans to maximize your purchasing power.Location: Research neighborhoods with strong Section 8 demand and landlord-friendly regulations.Due diligence: Analyze properties carefully, factoring in rehab costs, property management, and cash flow potential.Your expertise and willingness to learn put you in a strong position—best of luck!