I have yet to see that growth/change slow down.

Try:Lima OneTry:  lendingoneTry :  LendinghomeTry ; Cogo capitalTry: PeakI know Peak has a non recourse product at 50 to 60% LTV with 8 to 10 points and 8 to 9% interestI feel what your going through I was in the same boat from 2009 to 2011  when we had to disgourge a bunch of real estate and my tax returns were deep in the red..

Currently, we are looking for a 2nd property, but it has been a slow process.

@Sam Wilson  the risk in Memphis in my mind is like any other deep south city or mid west city.. its buying in a war zone or an area were the neighborhood turns from good to bad.

Due to seeing these guys rip people off all the time I have a deep down hatred for them that is rivaled by little else.  

After that we can mortgage 5-10 more properties.I haven't thought too deep about post 20 properties.

It's a get-rich-slow technique, but it works very, very well.

@Hai Loc I am going to follow your thread because I have been trying to lock up land to build a duplex for a while (maybe I'm trying to hard to get a deep discounted deal).

The more you leverage the property (aka with seller financing), the higher the risk that you take during a downturn in the market because your cash flow is less than when not leveraged.However, if you buy at a deep discount, leveraging is your friend because your risk is already diminished due to the low purchase price.

(well at least a day after demo)  The more you have planned out for them the more they can do with the walls/ceilings and floors being open before your drywall/framing etc slow down your contractor.Be prepared to double your budget.