It wouldn't be, but it's also a fund made up of US Treasuries, so you get practically the same amount of insurance since both are backed by the US Govt.

The cash-flow were getting is not justifying the amount of work going into BRRRR type deals (at the higher rates). 

You can also choose your leverage amount up to 80% usually if you're going through banks.

In order to non-renew a lease agreement, the housing providers must have a legally allowable cause AND legally inform the tenant that they are initiating a no-fault eviction on the tenant.This is a major change in Colorado contract law as housing providers may only non-renew (or no-fault evict) a tenant for one of the below reasons as outlined in the new law.Legally allowable reasons to non-renew a lease agreement (no-fault evict):= Demolish the property= Convert to non-residential use= Convert to short term rental= Owner moving into propertyIf the owner IS moving back into the property there are additional specific requirements – including timeline requirements to ensure the property may not be re-listed for rent for a specific amount of time.= Owner selling the property= Substantial lease violations= History of non-payment of rentThe history of non-payment of rent is conditional and specific as to the details and timeline of non-payment.

With that amount I could get a duplex that was cash flowing about $200 total per month.

If you are willing to move then you can use that 20k and put the minimum amount down on a property that you can house hack.

If the property is posted on a fsbo website & Zillow if I was to wholesale for more than what the asking price is on those sites will every cash buyer shoot me down when I shop it even though there’s still plenty of equity available for a fix & flip or to buy & hold or whatever other strategy they may want to use???

My wife and I do spend a fair amount time in the management...we do everything ourselves but landscaping. 

I personally want to use this strategy to lock in a lower interest rate on a rental property (being 20 years old with a small amount of credit history). 

What makes you decide a property is no longer worth fixing and to replace?