Renovated the home in winter 2023; cash out refi in 2024 to purchase the investment property in 2025.

I have cash, but not enough for the purchase price i am targeting (500k-$1MM).   

My first deal was 5% down house hack on a 4 unit and then I used equity from that first deal to do 2 more deals once with a cash out refi and once with heloc.

On the rest, I was negative cash flow on each for a time.

I was planning to do cash-out, but there are several factors coming together that is making that a less attractive option (higher interest rate, longer seasoning).

Plus licensing is crazy expensive.There are issues all over the place here and getting anything to cash flow is a tough row to hoe.

so again in my initial example: Starting with $3000 in debt/$10000 in income(30%DTI)...adding a property that PITIs $4000 and gross incomes(after 75%) $6000...you are telling me that you add the difference only to income, or debt if its not cash flowing?

So you are able to get the cash flow, tax deductions, etc.

I currently have 2 properties, for 5 doors, which are cash flowing about $1000 a month, after all expenses, cap ex, etc. 

I only have enough cash for probably 10% down on anything id want to do.