I honestly don't believe anyone should be paying double-digit interest rates for hard money, and I'm on a mission to change that. 

NEVER pay anything to a hard money lender before closing.

Tax Guide for Aliens. 

I have invested as a LP in apartment communities where there is a partnership between a government agency and the ownership group to provide affordable housing in exchange for tax abatements and long-term, low-rate government funding. 

Know someone that has purchased tax liens.

You'll pay in points but the interest rate is pretty good (9.5%).

Highest bigger means your over paying for the house so I would encourage you to start this weekend.

I think, in general, unless you're an extremely high W2 earner just looking to get into real estate for tax purposes, buying for cash flow gives you the durability to weather market fluctuations as you're never in a position where your back is against the wall and you need to sell... unless you have debt coming due.Now, that being said, if the true cash flow, after allocating for all expenses, vacancy, maintenance, capex, etc. is in the black, then I think taking a 5% CoC return in an appreciating market isn't a bad move, especially if there is a component of value-add. 

Owner occupants will always pay more than investors and there are 20x more of them.

Unless the last tenant was paying 20% over market rent or the market you’re in is falling apart (if so, SELL!)