Please keep in mind that we do not want recommendations for strategies involving financing, as we want to get some core holdings that produce immediate cash flow and not have that NOI reduced by loans at current rates in light of the current cap rates.Also, just FYI, we are in California and no way to get around that residency in time to reduce state taxes.

Also a huge benefit is you can get a non recourse loan and not have to pay UBIT tax on the profits made with the leverage.

Conventional loan and we just ReFi into a 1st position HELOC.

If you have a loan, you may wish to look into due-on-transfer clauses.

One of my favorite programs can finance property values down to $75,000 - however, I've had exceptions granted for clients with lower values as long as the loan amount stays above $50,000.

Monthly Rent + Monthly Debt Payments <= GROSS Monthly Income * 45%This accounts for some people who have outsized obligations such as car payments, child support, credit cards, student loans etc.

A bit on my self I have 3 singles in Dallas Forth-Worth area & 1 single Tampa area I sold 2 flips in Austin, TXIn DFW, I’m doing section 8 , I am getting properties with hard money loan , remodel them, and then re fi them for 30 years , I put around 45-65K for each property I have 4 properties total that cash flowing $300, $500, $1000 (section 8) , $250 per month after all taxes, expenses , insurances , mortgages .. 

High debt levels relative to equity, combined with looming loan maturities and expiring interest rate caps, have made refinancing a daunting task for many property owners.

I know there are some DSCR type of construction loans that don't factor in DTI.

Find an agent that can help you find properties that you're looking for, they should introduce you to a lender that can get you pre-approved for a loan, if you can/learn to manage the property or get introduced to property managers, always ask about different contractors that you can use for different things like electric, plumbing, HVAC, kitchen/bathroom remodels.