Thanks for your reply mate,Nobody is telling the little guy not to invest.I stressed what I think is a safer way of investing.If our turnkey model allowed leverage, we would have 10xed our business since 2014.I just don't believe in the model and me saying "all cash" is definitely not benefiting my company...To your example, the investor uses $100,000 to buy 4 properties at 90% LTV and a black swan event like Covid or interest rate hike happens and 3 go vacant and 2 need major turns.Then what?

They are strictly business-purpose loans.

Always part time on the side of jobs/ businesses. 

I have previous business experience, so I will do my best to earn you a top-dollar ;)

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Smith, Grantor, hereby sales and warrants unto Tom, LLC, a Limited Liability Company created and existing under and by virtue of the laws of Washington, whose principal place of business is 123 Smith Street, and Mike LLC a Limited liability Company created and existing under and by virtue of the laws of the State of Washington, whose principal address is 456 Jones Street, Seattle Washington 12345, Grabtees, as Tenants in Common.

Absolutely save money for reserves.When I first started in Real Estate investing, I reinveted every earned dollar back into the business. 

Keep personal and business finances separate.

Rent by the room to me as a bizz model I dont care for personally. too much work.. now owner occ bring in roomates that different or student housing or as other stated crash pads for airlines thats different. 

I'm starting a property rentals business in Europe beginning from key Italian cities with Top University (Milan, Verona, Bologna, Padova).