On the other hand, a 25% cut is too high, considering what she does is what a broker should do; she doesn't provide me with any leads.

@Henry Lazerow I'd budget mid to high 7s for 75% cash out on a 4plex for the foreseeable future (remainder of the year)  My answer is in regards to DSCR loans only. 

That land is directly in the path of growth with many local farmers in the area selling their land to developers putting in high density housing. 

I see that property prices remain relatively high but there is some softening.

You'll pay high interest, which offsets the interest you earn on a new investment.

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Also, with 5-6 bedroom homes you have a greater opportunity to make it stand out with the theming, as many of the HIGHLY themed homes are  8, 9, BR and larger homes.The key to making the home unique is theming, but not just any theming.

If a tenant is regularly late on payments, there is a very high probability that they will eventually stop paying or violate the lease in other ways that cost you far more than the late fees you see as "extra income."

The risk is very high when you are brand spanking new and you will definitely need to go through some transactions to get an idea of what you are doing. 

You will still be faced with the passive income loss limitation.In my opinion, continue buying quality real estate investments and allow the depreciation to shield your cash-flow.This will allow your real estate investments to grow tax deferred.