I can easily cover 20/25% down with cash on hand. 

Some lenders offer flexible terms tailored to investors, which can be a game-changer.

Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

I had about 1 million cash to invest, didn’t want to take a loan, and always purchase in one coastal mid Atlantic area where I have connections, know the market, and growth prospects are strong.  

Yes to the HELOC route, but only if the new property cash flows to pay back the HELOC and its own loan.

Cash out my investment account and pay the capital gains2.

I guess I shouldn't have waited this long to reach out to him, but in prior years I'd set an appointment with him for that same week and would be in and out within one hour. 

Amazing cash flow in Milwaukee?

We usually bill our owner's via cash rather than accrual (IE our July owners statement for an owner has their July revenue minus expenses paid in July) but the owners get confused when the cleans don't line up to the stays, so had to train our bookkeeper to include the July cleans on the July statement even though that invoice was paid in August, which is different than how all the non-cleaner invoices are handled.

I'm definitely getting more education and investing in more liens, not only for passive income but as a vehicle to acquire properties as I've come a long way in my investment business and do actively buy and sell houses.