Here’s what I recommend:Cash Investments:No Debt, No Stress: With cash, you avoid third-party control and loan vetting, giving you full control of returns.Equity Builders: Partnering with builders often reduces your property entry cost by up to 20% below market value.Consistent 10% Returns: With an all-cash approach, achieving 10% ROI is realistic and efficient.Financing Strategy:If cash isn’t feasible, consider a balanced financing model:40-50% Down Payment: Keep leverage manageable while maximizing returns.Lower Debt Exposure: A conservative loan-to-value ratio (LTV) reduces risks and keeps returns stable.Work with a Builder: Collaboration with builders can lower acquisition costs and increase your ROI.Key Takeaways:If possible, prioritize cash for simplicity, control, and consistent returns.Financing can work well with a disciplined approach to debt and a strong underwriting process.Partnering with builders offers opportunities to reduce costs and enhance your portfolio’s profitability. 

The right connections can help manage the rehab side and reduce some risk, especially if time is tight with a demanding job and young kids.For the single-family route, consider markets that have potential for both appreciation and cash flow, so you’re building equity over time even if it's a slower route to property number two.

Every dollar spent on operating expenses reduces your potential income.

This attracts a higher-quality renter, ensures funds are available to maintain the home, and reduces the risk of major losses.

Out of state is less capital intensive but will be more energy and time intensive to find contractors visit properties etc.

House hacking can reduce living expenses but may limit roommates or share space.

If you share a house with multiple roommates, you could significantly reduce cash flow.Good luck on your real estate journey, and keep us updated!

There are several topical solutions that can be applied to the dog to reduce fleas.

Basically we are looking to reduce our risk and if it defaults understand we would be coming after everything and anything.

Any reduction in non-mortgage debt can make a big difference in your overall DTI.Since you mentioned having funds for a down payment, putting more down on your new purchase could reduce your new mortgage payment and lower your DTI.