.- Now looking to sell around 600k (redfin says its worth over 650k, not sure), with 3.3% 30yr fixed loan w 285k loan still, looking for around 315k+ profit.

@Eli Joffe the most general but applicable advice in your situation is to start focusing on high cash-flow properties with low equity growth potential in the beginning in order to have the cash to boot strap.Once you have a few properties under your belt, then start phasing in nicer homes which tend to be lower cash-flow with higher equity growth potentialThe former helps you boot-strap using more labor and the latter helps build wealth more passively and with less tenant struggles.

We used to do a ton of them but just went direct to the fund model so investors are tied to a portfolio of loans vs. one loan

One thing to be aware of is that if there's a loan, moving the property to an LLC may technically allow the bank to call the loan.

I am in a similar situation.

Pay for your buy through normal loans, big bank loans, small loan options, or a mix of loan types.

(Maybe there’s more than two, if you know any others please let us know).  1- do more deals (investments, loans, etc.)2- do bigger deals (investment, loans, etc.)I chose bigger exclusively.  

Land is used to secure a hard money construction loan (CL). 

Sounds like there might be some "upside" as future development takes place with increased demand, but it's important to know the financial situation up until that time period.

And financially, I'm good to go with a 20% down payment, 80% loan, and all that jazz under an LLC.So, I'm about to close next week, and I've been looking at commercial properties, specifically 5-8 unit ones.