IBAs are possible just looking for more outlets.

I imagine the only way it would be possible is to do the bulk purchase in cash, sell off a couple and then put debt on them?

The SEC and possibly the FBI will be taking action. 

If cash flow means you make $8 more than your mortgage payment in month 4, awesome, you have $8 for that month.But.... if you factor in closing costs, make ready costs, leasing costs, repairs... it's typically years out until TRUE cash flow, with a value add or a turnkey (unless you absolutely knock it out of the park with a BRRRR and then somehow cash flow after the refi, which I guess is possible but very unlikely.)

In the OFF-chance (not as common), you're looking to get into a DSCR loan...there are ways to get no origination or processing fee by originating your own loan (yes this is possible and you can do it in 39 states without a license).

It is possible that it will comp out but I might hire an appraiser to see what they come up with.It depends on how bad you want it.

Otherwise you have to plan for worst possible results. 

Like I said earlier, I am new to the game but learning as much and as fast as possible.

It's also possible that inheritance tax will be more aggressive or more lenient in the future. 

Not really possible today. at least in my market I just took a DSCR loan in Nov 24 at 5.7% and pulled out $157K cash, have $73K equity and it cash flows $200/month and I was all in at $135K. $70K tax sale, $65K rehab, appraised at $230K.