Ideally, we’ll jump into the multi family game in Wilmington, but for now we need to find a place for our family.

@Nicholas_Weckstein thank you for the small MFR breakdown.Is the 25% down necessary or simply ideal?

@Andrew Johnson Deal size is definitely a deciding factor on how to move forward.

One of the biggest question is the cap expense value factor if you can do that by not adding any foundation. 

Obviously banks require you to have some skin in the game but ideally maximum returns will be achieved with as close to 100% financing as possible.A income property that can not produce positive cash flow with 100% financing will always require that the investor buy their cash flow with their own money.

The typical method of going through a real estate agent and using MLS doesn't seem like the ideal path (if only the easiest and most typical).  

There is very little chance you will make money when you factor in your credit cards interest rates.

For example we have seen many properties that are ideal flip candidates but they just won't cashflow after refinancing and since we are looking to buy and hold we have had to pass.

I copied this from a search on real estate ROE:Return on Equity (ROE) ratio calculates the amount of return generated in a particular year on the total amount of equity invested (or trapped) in a property.The amount invested (or denominator) is calculated as the initial investment (down payment) plus the entire increase in net property’s appreciation and the entire decrease in outstanding loan balance incurred prior to the year the ratio is being calculated.Cash-on-Cash Return is a similar calculation, but since the two draw backs of the traditional Cash-on-Cash Return are that property appreciation and principal debt payments are not factored into the formula, Return on Equity adds these two components to the traditional Cash-on-Cash Return calculation.A property’s net equity increase is calculated by determining what the “Net Sale Proceeds after Taxes” would be at the beginning of a year, and then again at the end of the year.

The thing is, they wouldn't charge a closing cost and take care of all appraisal/title fees etc..Ideally, my goal is to cash flow as much as I can monthly so Traditional Cash Out Refi seems like the better way to do that.