On the other side of that is good cash flow.

And i would then take those seller carry backs and hypothecate them with my bank at 50% of UPB and use the cash to go buy more timber or Timber lands.. 

And completely agree a dollar saved on expenses is worth the same as a dollar gained in revenue, but the expense side is often overlooked.

From asking around the community, it is difficult to find cash flow under the current market conditions.

The returns I've seen as far as cash flow are decent, but what attracted me are the typical long term leases with rent escalations every year.

I'm exploring different funding options and would love advice on using other people's money (OPM), leveraging business credit, or possibly borrowing against my 401k to keep more of my liquid cash.

And they’re still a garbage investment as 10 years from now they’ll be worth a few grand less than what you’re paying today.

Worth looking for small multifamily or single family homes with an ADU - or easy potential to convert

If it’s 1-3k and you get actual access to them and not some “student”, then maybe it’s worth it.If it’s 10k or more it’s never worth it.

Even if it is stated on taxes some may want 2 years worth to show it is established income.