What is your current BUY formula for properties in this market?

Interest rate 3.8% In short this is how you do it...Find a flip opportunity, use hard money or what you got to buy, rehab it, re-finance it, boom.  

It may be more difficult to get financing and a good rate buying through an LLC. 

Those that preach no/low down payments are mostly just trying to appeal to the masses who want everything for nothing that will buy their courses.

TurnKey, Buy-and-holds, flips, or maybe long-term rentals?

Assuming you have no plans to buy another rental, then pay off the one with the highest interest rate first.

I am continuing to buy residential properties.

After staging, it was sold to a retail buyer for a strong profit, demonstrating the potential for significant returns by buying from motivated sellers, renovating strategically, and selling at retail.

I’d start with a smaller deal - buy a 6 to 12 unit say - raise money from your social and professional sphere - people who know you - who you have a beer with etc.

Imagine making millions of dollars over the course of your career and then having to pay 30-50% every year to uncle sam instead of compounding that cash over time.This is exactly what real estate professionals have learned to mitigate.To reduce their taxable income, they just buy a building every year, do a cost seg, and use depreciation to reduce their tax liability dramatically.Their personal wealth snowball grows much larger and much faster than their W2 counterparts who give most of their money back to the government each year.Following this strategy as a real estate professional is one of best ways to end up with a much larger net worth at the end of your career.