Michael Kiley 30% is achievable realistically by applying the BRRRR method over and over.The downside of that is that it takes time to buy, renovate, and refi.

You're talking about a whole variety of no money down methods.

@Ramzi Nuseibeh I actually like to hold each property security deposits in a separate account.

There are some Real Estate deals structured as Real Estate you can 1031 into if you are not an accredited investor and there are DST type properties (securities) if you are Accredited. 

The budget is $400K. 1) HELCO  = all cash purchase with intention to refinance later on2) Refi on another rental  property = all cash purchase3) Conventional mortgageWhich method could save me some money at closing in NY and in the long run? 

@Bridget FitzpatrickCheck out this link https://www.biggerpockets.com/forums/530/topics/818478-determine-how-much-an-str-will-make-using-the-enemy-method

The Comp Sale method and REI in general have enough variables in them already for the average investor; adding in the wrinkle of buying above market value is not something I'd do in general.

Nathan;Assume by conventional you are referring to bank financing.The short answer is there is one answer, for example it may depend on Location of the property (state and MSA)if the investor has a green card or investor visa Property value and loan. loans over a $1,000,000  are easier to secure loans i.e. bank, Freddie Mac, etc..      

My primary goals is to create some passive income through rental properties, either single or multi family homes, to start building wealth to secure my financial future and stop working full time to have more time to pursue my passions and enjoy life with family and friends. 

Is the 18% loan secured by the property?