If you're thinking 1-3 steps ahead to optimize cash flow, then sure stick to CDs and govt debt.I'd opt for a very quality location, then private/public debt, and then HYSA, and last and definitely least low value areas with high intrinsic properties like Detroit, Cleveland, etc. if I'm "investing" in those last areas, I'd rather opt for HYSA/Debt before buying those. 

Can you give me one reason I'd prefer to do an arbitrage over owning the actual unit?

i would imagine you could get away with a little less in your area based on facts rents are higher. 

Personally, I'd like to see the return of more streamlined processes with the lenders (at least more so than they are now!). 

I'd love to connect and learn more.

If you had the lifetime license for at least 6 years, then it paid to have a lifetime license I guess, rather than the $50 per year.The housing inspection license AKA rental license is another matter - I can't imagine that one going away.

If you're looking at investing in MA or any state, I'd probably wait till you have enough for 25% downpayment + closing costs and about 70-100% of capex reserves + vacancies set aside comfortably.

If you are in a fairly rural area I would imagine there aren't a lot of investors marketing to your area.

I can't imagine having the same level of training anywhere else, especially after working with other rookie agents in the market who have no clue what they're doing

I'd also appreciate any other Texas attorney referrals who can handle CFD paperwork.