We've sold 65+ homes and the biggest request we get from our Buyers is help with closing costs.Most of our deals we're providing anywhere between $5K-$10K to help Buyers offset the cash requirement to purchase a home.Even in today’s "high" interest rate environment, many Buyers prioritize closing cost assistance over an interest rate buydown.

If they’re underfunded, you could get hit with special assessments.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space?

Domes are probably the cheapest to get up and offer good cash flow.

Don't use your emergency fund. 

It would seem having a set of plans would be very important for many reasons, like emergency plumbing or electrical, etc."

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Conventional loans will require 12 months seasoning for cash out and are usually capped at 75% LTV 2.

Today it has good cash flow (~$6k/month using 49% expense ratio) and is up ~$1m above costs.  

I have a pretty large emergency fund in place for those properties, but I wonder if that capital could be better employed elsewhere (potentially acquire another property).  

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