As long as the rental income to valuation numbers look okay and cash reserves are available to put 20% down you could use hard money to purchase a rent ready asset.

Now, the price of rent is only $200 more than the mortgage on a 15-year note, but I'm out of pocket so little money, it's well worth not cash flowing.I might not take a deal like that if cash flow was my top priority, but honestly, I'm not thinking much about interest rates so long as the numbers come out to me not losing money.

Personally, I think the "ugly" ones stand out to me because I can see the potential as long as the numbers work out.

We have seen this strategy work well for many clients as long as proper due diligence is performed and the PT rules are understood and followed. 

Warrenton has really grown up and RE is very expensive in comparison to GA, but as long as you don't have to commute to DC it's not bad quality of life.

But sounds like you have a good setup so ride that for as long as you can!

The commercial loan can combine all three as long as the bank is agreeable.

A 3rd generation family runs it and...well...many of these doors need love.I have a PML who will do 100% purchase and rehab costs as long as we are at 75% but he needs $75k per loan and this is a lot of C class properties at the moment and they will not qualify.

At that point, we're free to live wherever we choose to in the area, don't pay capital gains on the sale as long as we keep the investment property within the rules of the Opportunity Zone guidelines, and get to both gain equity and slow down the timeclock on finding a new property.  

Hey Bhishan, even if your name is on the title of a property, you can still buy a new property as a primary residence as long as the story makes sense to the Lender.