They are essentially hoping you don't notice all these little maneuvers and that you look to the bottom of the page to see a positive cash flow.

I just used cash to build my first 3 specs no loans at all.. once done and sold then I went to lima got one loan from them.. then went to local bank ( much much cheaper) and got a 3 mil  guidance line and went on to build 30 or so in charleston.. you have to prove the model.. its not like buying a rental where lenders look strongly at your fico  fico is required but not the main consideration like and investor loan and all you need is 20% down or 30% down and a few bucks in reserve that wont fly with spec loans..

Looking to broaden my lead flow.

Flips have done good not great, Air Bnbs are going good not great, and rentals all were brrrr'd perfectly but like most cash flow just enough to pay the bills and cover expenses.

If you buy in a good market, appreciation will beat cash flow every time. 

. :-) back in the day and not a big deal flow.. and all land contracts on bare land.. to put it in perspective. :)

So seems like a decent play for cash flow but not much for appreciation.

Quote from @William Christiansen: Quote from @Charlie Hardage: @Carlos SilvaYa, it definitely works depending on your cash flow and numbers.

Would it make more sense to move the money we make from selling to a different property that could potentially increase our cash flow? 

Yes, Oklahoma is a great market to consider, especially for multifamily properties:Affordability: Oklahoma City (OKC) and Tulsa have duplexes and small apartment buildings within a reasonable price range.Landlord-Friendly Laws: Makes property management less stressful.Stable Cash Flow: Properties in Oklahoma often meet or exceed the 1% rule, providing consistent rental income.Growing Economy: Both cities are seeing population and job growth, boosting demand for rentals.Tips for Getting Started:Do Your Homework: Use tools like BiggerPockets calculators to analyze deals and ensure cash flow.Focus on Neighborhoods: In OKC, check areas like Yukon, Edmond, or Midwest City.