Hello All,I am currently educating myself in the area of ‘how to analyze markets/emerging markets’ and have been doing so for the past month to month and a half.

@Jeremy Mattson, I have missed and continue to miss good buying opportunities because of a lack of funds. 

If you are happy with the cashflow once you rent out the fourth unit, I vote HELOC and leverage for a few reasons:-You don't pay taxes on the equity you use from a HELOC-Closing costs are free-You get to keep the property and continue to appreciate.

Are there any we are still doing it this way but don't see the trend continuing much longer?  

Then, when they enroll in the local schools, I had to sign an affidavit certifying they are tenants, on the lease, and furthermore I'm responsible for fines, and reimburse the town for money spent on educating an illegal resident.

Educated buyers are only going to purchase a property that can produce a decent return, and that means total revenue minus total costs. 

@Greg Cobb if you are just getting started best advice is to get educated.

I would rather surprise to the upside than count on continued high rent growth. 

I would like to continue leasing.What are your thoughts?

I will continue with my research and try to find the best deal I can.