Seems like all 3 markets are competitive, with Louisville being slightly cheaper than the other 2 markets I mentioned. 

We embrace S8 applicants, but screen them just like any other applicant.Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:1) A percentage won't apply because they expect a landlord to waive application fees for them.2) Many cry broke and expect a landlord NOT to charge them a security deposit.3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.4) A lot of them try to avoid paying for utilities.

I’d recommend finding a mentor to guide you through the process and considering ways to invest even before you reach $100k, like partnering with others or utilizing low down payment loans.

If we do create an LLC, it looks like we get worse rates than if we buy through a personal loan.

If the cash is limited and opportunities are plentiful, re-leverage, get hard money debt, partner with someone like me, etc.I would say to not force it. 

Hi Nicole, it sounds like you're in a fantastic position with your buy-and-hold strategy, especially locking in a 2% interest rate!

Your approach of starting small, leveraging cash flow and profits from other properties, and taking advantage of opportunities like buying below market value is a smart and sustainable strategy.

Like I mentioned my current mortgage is 4.375% any new mortgage would be in the 6.5 to 6.75 range.

Locking in such a low rate means more cash flow if you rent it out, even with your HOA and property management costs factored in.Let’s tackle this using your numbers:Current Rent: $2,950/monthAnnual Tax, Insurance, HOA: $7,000Mortgage (principal + interest): Roughly $20,832/yearWithout even factoring in maintenance or vacancy costs, you’re likely cash flow positive.

Leveraging creative financing methods like hard money loans, private lending, or partnering with investors can also help you secure deals when traditional financing is delayed or limited.