I have been cold calling direct-to-seller and working with brokers to find deals.I don't understand how properties, in East Boston, for example, are trading at around 5.3 cap when rates are around 6.5%.

One of the larger ex-pat directed real estate investment communities here in Japan targets all-cash buyers. 

Sellers often favor buyers who can make larger down payments, as it indicates stronger financial backing and reduces the risk of the deal falling through due to financing issues.Additionally, SFH properties are more accessible to a wider range of buyers, including first-time homebuyers and families, which can lead to less direct competition from institutional investors.

It is more so a top down mandate from brokerages.While it doesn't happen it at large, it is happening more often the past 2 years or so when I ask directly why the withholding.

I'll message you directly if that's okay! 

It’s a great way to grow faster.HELOC or Equity Tapping: If you have equity in another property, using a HELOC or cash-out refinance could help cover the down payment without affecting your DTI as much.Seller Financing or Creative Deals: Look for sellers willing to finance directly, which bypasses traditional mortgage qualification hurdles.Scaling quickly often involves combining strategies—play around with what works best for your goals.

@Chris Clarkson, having a partner can complicate things for sure if you're not united on direction. 

But am wondering if I can buy directly from the city.

He has a historical record with Norada whether he does business directly with them or not. 

You need to talk to people directly and find full cycle experience from start to exit for syndications.