We currently operate 15 rental properties spread across the state.

That’s close to the national average now but with a wide spread.

I did a Rent to own offer spread out over 4 yrs 10k  down payment in the form of 200 dollar monthly installments in that 4 yr period, paid alongside the monthly rent.

Affordable purchase prices, good spreads, good 2- 4 unit inventory, nice appreciation, active sales markets.

Peter - please stop lying and spreading defamatory information on this site, or we will be forced to pursue legal action against you.

Plus when you do good work word will spread quickly. 

I purchased my newest property all cash, but I’m wondering if I should have spread it out a bit more.

Margin spread may decrease and I could see rates around 5% conventional and 6% investment in 2023 but unlikely lower then that.

Much less competition in these areas, more distressed properties/sellers, higher % spreads in between Acquisition Cost / ARV, and less capital intensive overall to name just a few reasons.HMLs can be helpful for Acquisition but depending on the price of the property, the fees can eat up much of your profit, especially if there's not much "meat on the bones".

If you have 300k cash, you could spread that out on multiple assets and then refi them all when and if rates come down.