Like Aaron says, my best bet would be to try and take that one out of the report which is exactly what I am trying to do.

That's why Michael Berry made 500 million betting against mortgages.

Meaning, in a smaller market, sure it may be "small", but it is also going to have less investors (aka competition); whereas in the bigger markets, sure there are more houses, but you can bet your bottom dollar that there are also more investors who want those houses along with you.I have no idea what it is (and I'm guessing the statistic isn't even tracked, let alone how it could be), but it'd be interesting to know what the "investor per home" ratio is in different markets.

I have good credit but i'm willing to bet with the new quad purchase, my debt to income ratio will be a little high in order to make other large purchases on loans.I do have approximately 60k in credit cards, but not sure how I feel about maxing out credit cards for stuff in general.

In my view, partnering with an experienced flipper, local to your area and who knows the ropes, is your best bet.

While I am encouraging you to get a little more sophisticated in your analysis I would bet that there are 2%/month ROI deals out there in your market.

That is wasted opportunity in my mind and I am betting that in 15 years, assuming you did a 15 year term, rates will be higher than today so why not use leverage over 30 years or more (there are now 35 and even 40 year terms) locking in the lowest rates in history!

And I would bet the bank that it's coming to a city near you soon.

Depending on what other opportunities you have to invest that equity, your best bet may be to sell and use the money to invest in another asset or another area that has better CF numbers.

I'd be willing to bet that apartments are emerging there because it's getting to be too expensive to buy a home there.