We are able to borrow the money at 5%, however the lender also wants a small portion of cashflow (not equity) from each property we buy.

BUT you can mitigate that by buying outside of an HOA and a newer home which will give you more affordable insurance. 

If you get a mortgage, the lender will want to check surveys, appraisals, and title issues, things that don't always happen when buying owner financed. 

That means if you and another veteran apply for a VA mortgage together you can build or buy a property with as many as “six family units (the basic four units plus one unit for each of the two Veterans), and one business unit.”)My Take:I interpret this as possibly a mixed use building with 6 residential units and one business unit like a restaurant or coffee shop down stairs.

I'm a strong borrower so can likely buy up to 4M. 

Record high prices to buy a property and record high STR inventory coming on line seems to me like a very challenging situation to make the numbers work on a go forward basis… Anyone have advice?

Looking at residential properties to either buy and flip or use them as long-term rentals.

Investment Info:Single-family residence buy & hold investment.

Investment Info:Single-family residence buy & hold investment in Prattville.

Making the decision to buy a company’s stock or buy a company’s products are two quite different things and types of investments.