looking at your breakdown, the margin leaves very little room for error, especially with holding costs and commissions eating into your profit. 

You’ll eat it on fees with HELOCS on investment properties.

He has helped quite a few of my clients with their STR needs and is an expert at what he does. 

I'd consider myself an advanced, tax-savvy, solo investor with quite a bit of experience. 

Not replacement and quit my job money. 

Not quite enough to buy in your market yet? 

did 3   one broke even only because sponsor made everyone whole at exit which I suspect is quite rare.other two are perking along.. these were Class A apartments in Upper mid west promote was not some sky rocket return and frankly I can do better on my own.. but it was end of year so I was looking for some cost seg. 

You are falling into the biggest trap out there for young people right now - FIRE and quiet quitting.

@Jaycee Greene I’ve contacted big banks small local banks and I haven’t quite tried credit unions although I have 2 credit unions for which I have accounts (but my experience is that they aren’t offering that much better terms).

HiI have been studying the Poland real estate market and it looks quite promising.