@Kyle Burrows sweet strategy!!

I buy with cash when I get a sweet discount for doing so (closing quickly) or buy an odd property (2 homes on one lot or a mobile on land for instance) or one with too many repairs for a bank to lend on.My last cash buy, rehab, rent captured about a 55% equity gain. 

Trying to understand how you scale multi-family from 1 to 5 to 10+ from a financing perspective and what is the sweet spot that more experienced investors use in terms of purchase price, down, and target return profile on an IRR basis

Sweet!

I am trying to acquire another property and it’s a very sweet deal, the problem is I want to flip it or rent it and conditions of the sale says that end users have first dibs before investors can buy it.(20 days).

Your agent could say something like "The female tennent is super sweet.

Maybe a bigger down payment will entice them maybe a slightly higher interest rate will .. you have to find that sweet spot where they’ll budge .

I find the sweet spot for most of our clients are 8%-10%, but I have investors who also just are passive as possible and park money for appreciation and not cash flow.

There are some really sweet looking black panels that look great on black roofs. 

That said, you can still find some sweet deals in Miami by patiently identifying off-market properties that have been held with the same rents for years.