You have to put more money down and pay a higher interest rate and is limited to only 2% IPC.

Ask yourself: do I really have the knowledge of real estate principles, real estate law and real estate finance; the network of contacts; the experience both in business in general and real estate in particular; the time available; and the analytical ability to compete against FULL TIME EXPERIENCED PROFESSIONALS to be successful in a field where the failure rate is so astronomically high?  

high interest rates have hurt cash flow and long term rentals are still a great investment... they're just not going to throw off rental income in the first few years of ownership.

Across the remaining portfolio, I have a really good amount of equity which I can tap into based on opportunities but need to finish cleaning up my personal debt prior to going that route to get best rates etc.

This would allow you to maximize tax deductions at ordinary tax rates.

There is no point refinancing the almost paid off property to buy another-just get a mortgage on the new property.hard money lenders are going to charge you a higher interest rate.

While rates can be higher, they are efficient for temporary needs.2.

I agree with the others here that say you need to have some skin in the game, if you are going to live there yourself, get an FHA loan rather than owner financing, you can get a 3.5% down loan, personally I do not love these as they require  PMI which is an additional expense, and you also need  bring additional funds for closing at least for taxes, title, attorney and transfer fees . borrowing from anyone else for the down payment, to include a personal loan from the bank is not a good idea, those again will be higher int. rate.

This could cost around $500 to $1,500 per unit, depending on the size and complexity of the project.Certifications: There may be additional costs for certifications (such as HERS ratings) or third-party testing to verify the energy efficiency of each unit.For a 90-unit project, you could be looking at costs in the range of:$45,000 to $135,000 for energy modeling and certification (depending on the cost per unit).For a 112-unit project, the costs would likely be:$56,000 to $168,000 for similar services.Tax Credit Calculation:If you meet the energy standards, you can claim up to $2,000 per unit.

Daniel,Memphis is a great market for investors and we have continually seen growth in both rental rates and property values.