I could owner-finance in a wrap mortgage, which would give me positive cash flow, but I'd have to hope the mortgage holder didn't call the due-on-sale clause.

I won't buy a property (in this market) unless it can be bought for less than 50% of the market value and it has a minimum positive cash flow of $100 per unit per month WITH REAL WORLD OPERATING EXPENSES.

Or, do it twice, and hold the third one (be into that one a bit cheaper, relative to rent), and you're in a position to keep going.

Especially with the "performance" clause in play.And in this market...no negative cash flow...always make sure you are positive cash flow.

You will never hear me say a positive word about this joker.

Suddenly one finds themselves in a position to get those new gadgets & finance that expesive car/house.

But I am 99.9 percent positive that he doesn't even know about this."

When do find what you want, you are in good position to move on the deal quick.

As far as your question of 50% down/50% cash, you would have lots of positive cash flow, but you would be giving up some leverage.

Do not get a commercial loan that does not allow you to sell off assets under the loan and reduce the loan amount.Back to your strategy, having 20 units with $100+ positive cash flow amounts to a net goal of $2000 monthly.