I learned about the power of leverage with real estate investments and now make 16k/month net after all expenses off rentals by doing a cash out refi on my primary residence to get me in the game.

Memphis is a great market to invest in. I

Hi @Tim Holt I think in general house hacking is usually a good move because it gets you off the sidelines and into the game with the most favorable financing possible (30 year fixed).There's a lot of value in getting started today vs waiting some undefined number of years until conditions are better, which could be a long time from now, because real estate is a business and the sooner you start actually learning about that business, the better.With all that said, I always recommend that people analyze any potential house hack as a pure investment that they aren't going to live in, because someday they may want to move out and you should know up front (before you commit) whether you're going to be able to do that, or whether you're overpaying and will be stuck in the property unable to move out because it'll be cash flow negative if you do.So you had it exactly right when you wrote, "the property would need to cash flow when I move out and rent out all units."

So I require skin in the game (average is 5% to 15%) to offset this.

There will be a lot of agents advertising their market, and while this can be annoying, it can also be helpful when searching for areas to look in. I

Oakland, Berkeley, San Diego the rules will likely be, or has already been,  changed mid game so the 15 year limit is not reality.  

I got a nasty gram from the state of NV when I just said I was thinking about making a loan there.someone on BP I think turned me in.. I

Why I would agree, it would be ideal to start one ourself but to be profitable at PM it seems to be a numbers game.

It was those 2022 delivered  projects where I became an accidental landlord that led me to focus more attention on building to researched housing needs rather than simply replicating the inventory other's bring to the market and it's been a game changer for me and my business. 

@David RobertsonFor what it's worth I've been playing around with your beta version of Flipper Force and would like to say; it has the potential to be a game changer for the flipping business.