two families require way more cash and I don't have enough.

Registration fees $800+ SOI $50 fees California and legal stuff-keeping it simple-easier to refinance a SFR if decide to just BRR and cash out refi in my personal name versus trying to get loan in LLC name. 

This does not align with buying most buildings in cash.Once you progress in your investing efforts you may come across more UHNW individuals, family offices and institutions who would take the lower return for limiting risk (all cash deal).

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

Purchase price: $100,000 Cash invested: $35,000 Sale price: $270,000 Hey BiggerPockets Community,I recently updated a multi-family property on a tight budget and significantly increased its value.

That means paying all cash isn’t an option unless you plan to bring another $600k to the table. . 

Set aside a big pile of cash or rely on a line of credit you won't be using.The oversimplified insurance concept is to pay a small premium to cover a large loss.

Cash flow great.  

It’s also worth considering a multi-family property for your first deal since it can help with cash flow.

I specialize in working with other investors to find great deals that meet their cash flow and appreciation goals.