However when he retires and I need a new manager, is there someone who may work for 5% or flat rates when he needs to meet with me or tenants,  and be a part time manager as I have decribed above?

You hardly build any equity in your first year, it makes sense to refi only if the rate is substantially lower or if you can get rid of mortgage insurance.

If you want to shower me w/advice on my specific scenario:2x Duplexes4% Mortgage Rates / Very small loansMixture of LTR/MTR/STRActive Income (not very passive)Net Income around $24,000 in totality (however my books are a mess and am currently working with someone to CLEAN THEM UP so I can get a clearer picture)Would you a) hold; b) sell and open a franchise or other business venture ?

Still not sure what direction I'll go, but STM is definitely on the table - thanks for the insight.Do you think cash flow opportunity changes if you are able to purchase higher priced properties and get good rates/put decent down payments on, or is it just a Denver/high price city issue.

.- Cash flow.Once the above are all added up, your true Rate Return will by far exceed your returns with stocks.Now regarding the different type of real estate, that depends on a lot of factors and mostly on your financial goals and where are you in life today.

Is it feasible to obtain a loan or a good old boy agreement where a lender offers 100% financing for both the purchase price and construction costs at hard money rates, secured by a second position on the borrower's other properties?

My thought process is to purchase the property initially under my name so that we can pay 5% down as my understanding is that mortgages to LLCs are more difficult to find, have higher interest rates, and require a higher down payment (around 25%).

Due to current market interest rates, I have a possibility of minimal cash flow with a vinyl property however with the brick property, I'm barely even breaking even.

@Becky FrommIf you took your mom off the deed and the loan you could possibly get someone to give you a first on it as a DSCR or private / hard money but then your interest rate is going to be pretty high (double digits)

Structure the acquisition properly, proper leverage on fixed rate debt, ample cash reserves, and run the asset professionally.