I've been pretty good about screening my tenants and being ultra selective. 

If you are one of the ultra conservative, pay off debt, and don't worry about ROE, then the 30 year makes sense.

Some lenders are being ultra conservative right now.  

Here's the problem with skipping the hard money piece- FHA is not going to lend on many of the ultra distressed properties we target for BRRRR.however, FHA does have it's own rehab and construction loan programs for those who want to occupy.

@Ben Pepin the TSP is better than most 401k's because of the fees are ultra-low. 

I routinely work with numerous organizations that have a 1000 or more corporate vehicles including LLCs where sequestration of liability makes perfect sense given the relative active business risks which are enormous and the relative costs of establishing and maintaining the structure are negligible.So again I say show me a small real estate operator that has been saved by an expensive and cumbersome legal entity structure that couldn't have been done it at least as effectively and much more efficiently through fundamental risk mitigation practices which disciplines one to act responsibly from the outset.In other words, running what are essentially passive real estate activities by retaining competent and professional management and a modest amount of insurance coverage (which should effectively limit risk sourced to the RE activity), and if you need additional coverage (for risk sourced outside the RE) get some ultra affordable umbrella coverage.Now I realize you won't be able to able to strut down the street pretending you are a player because you have an LLC, but it seems to be a very very small price to pay for not being played for a fool wearing the LLC trappings of a clown.

Be thankful you got that low of a rate and don't expect these ultra low rates to continue forever. 

Anything lower is in ultra high crime areas or in more rural areas. 

Not only for me, but for the bankers putting up the debt component.2) Ones where I have "tenant in hand" wether it be a company I own that can make use of the space, or third party who would take occupancy when I take ownership or shortly thereafter.3) A ultra conservative pro-forma (with all respect to sellers brokers, take the one they present you, glean the prior year actuals from it and dump the rest in the trash).  

Investors and retail buyers hoping for conditions less favorable to sellers have so far only seen the opposite throughout the pandemic.ABoR President, Romeo Manzanilla, commented: “Our market is now ultra-competitive because of our dangerously low inventory and that is cause for concern over the long-term.