The drive by appraisal was low but I did not need max leverage.

Anyhow since I'm paying cash and don't need to get a mortgage on it should I still go through a proper title company to get it the title switched over to my LLC?  

So does this make sense or what would you suggest here put more down like 40% I know everyone says use leverage and keep expanding and scaling but how do you do that when interest rates at 7% and cash flow is clearly negative.

You can invest in class D areas that on paper will show a high IRR of 20% but I would not touch it with a ten foot pole, but in same breath I would consider a 10% IRR where there is no leverage and low investment to value.

I have a distressed property, an owner-ish who doesn't want, and a mortgage company who won't talk to me. 

I do not access to any program that goes up to 80% but that does not necessarily mean it does not exist somewhere.However, I always council by borrowers who are asking for max leverage is how much is that extra 5% worth to you? 

While SU is a huge driver for the area, we have a lot of other economic drivers, including the two new Amazon facilities, but also newer companies such as TCGPlayer and Spincar, along with a multitude of new drone companies which are here for the expanding Tech Garden and the drone corridor which runs from Syracuse to Rome, NY.  

Many OOS investors set themselves up for failure because they don't invest the time to ACTUALLY understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.Class A is relatively easy to manage, can even be DIY remote managed from another state.

Ruben,First time DSCR users have the same leverage as those who’ve used the loan type before.

Clearly there are companies who are thriving with in-house management.