Here is something a guy named @Andrew Postell put together and I say is well put together:If you buy a property with cash (or with a HELOC) you can receive a cash out loan on Day 1.There is not a 6 month waiting period with receiving a cash out loan if you purchased a home with cash or with a HELOCBUT you will be limited to the amount of….Your purchase price + closing costs (costs when you purchased the home)OR75% of the “After Repair Value”…WHICHEVER IS THE LOWER AMOUNT (super important)These rules are important to understand so here are two examples:Example 1: If you purchased a home with $50k of cash, and put $30k of renovations into the loan, and the home was worth $100k. 75% is $75k and $50k is your purchase price.

@Rudy Bello for sake of arguments here let's limit our discussion to 2-4 unit properties. 

This gives us more negotiating power.

- no wifi- power only 

I have seen some where you can’t have any unrelated individuals rent, can only rent out once a year, can’t have Commercial vehicles, limit the number of rentals or they only give out so many “rental certificates “, high app fees for them to approve, the list goes on and on.... perform your due diligence 

You might consider shopping around before just buying from your employer as, from the limited info provided here, your prices still sound a bit high to me.

SFHs took the brunt.I don't have the buying power to dive into the multi units just yet

My own two cents on that, I used to sell power tools to Home Depot at a corporate level.  

As to why wouldn't you do ALL of your investing inside of a self directed retirement account there are severalYou have maxed out your contribution limits to those accountsYou can generally use leverage at a much higher ratio outside of retirement accounts. with my properties I hold IN retirement accounts I need to put 40% down.

If you do make offers based on that limited info, do you adjust your offer if, after looking at more detailed info like p&l and tax returns, the numbers are worse than anticipated?