If you reduce to $2,300 and are able to fill the property faster, yes, you are "losing" $100 per month, but even at that rate, it would take two whole years to equal the loss of the $2,400 vacancy month.

If a single-family owner-occupied property is worth $400,000 - I wouldn't invest more than $280,000 (70%) in a note secured by the property.ITV takes priority over desired yield - so even if the note discounts to $350,000 based on desired yield, the investor still won't go beyond their maximum ITV. 

We do have a property management company and even with our experience with LTR's, just no way we could effectively manage this home without local property management. 

That’s something I’m actively exploring—whether it’s through direct-to-seller marketing, networking with local wholesalers, or even tapping into connections through my brother-in-law, who works with builders and contractors in the area.I’m not expecting slam-dunk deals or easy wins, but the numbers on a few potential projects I’ve run so far seem to work under the assumption that I’ll leave some cash in the deals.

Even a LOI is not strong enough to start spending time, effort and MONEY on due diligence.  

Or maybe even an apartment complex 20-50 units 

You want an investment that pays for itself, including mortgage, taxes, insurance, maintenance, and even some money set aside for a reserve to cover vacancies and capital expenditures.

You'll have an option between the FHA househack 3.5% down and the conventional househack 5% down - if you're VA then even better though. 

Good evening Jayce. 

I appreciate that, and you're right, any back-of-the-envelope calculation suggests that much of the wealth comes from the equity accumulation, even in the earlier stages of the amortization schedule.