The other thing to keep in mind is that if you will need to use the net proceeds quickly toward the acquisition of your replacement property make sure that the closing attorney is going to disburse via wire transfer so that the Qualified Intermediary will have good funds and immediately available funds to complete your transaction with.

From Home renovations, to Property Management, to Property Acquisitions, I have invested an enormous amount of sweat equity in to the Maryland Real Estate Market.

Before the '07-'08 crash, I was able to get a local bank (closed by the feds now ) + a business credit card (ended up defaulting) to fund both my acquisition and rehab.

My goal is to have enough cash flow to cover my current income as well as capital needs for future acquisition and property management in 4 years.I welcome any tips and advice and would love to connect to see how I could be of service to others on this board.

Is deed acquisition a good place to start in REI?

If you are just trying to cherry pick a property for personal acquisition, then you'll be fine with select mailing.

However, you do begin to run into a variety if factors that begin to limit the allowable amount as your income increases or your total acquisition indebtedness increases.

All HML that you mentioned above do 75-90% loan to acquisition cost, not LTV.

Back in 2010-2011 as the market was bottoming after the GFC I had an offer for a $25 million starter slug with options to $100 million plus leverage which essentially would allow for $200-$300 million in acquisitions. 

$237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 Loan to Value (LTV): 75% $3,074,040 Cash Flow $426,699 $529,444 $563,525 $598,627 $634,782 $855,432 $976,797 $1,016,304 $1,056,997 $1,098,911   Interest Rate: 6% $237,672 Purchase Price Cap Rate 16% 18.7% 19.5% 20% 21% 26.6% 29.6% 30.5% 31.5% 32.6% Amortization (years): 25 COCR 33% 41% 43.8% 46.5% 49% 66.5% 75.9% 79% 82% 85% Total Cost of Mortgage: $5,941,825 Return On Equity 33.8% 31% 26% 22.8% 20.5% 23.8% 23.9% 22.1% 20.6% 19.4% Down Payment: 25% $1,024,680   Loan Commitment Fee: 1% $30,740 Loan Anlysis Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10   Loan Closing Costs: 4.5% 138,332 Market Value (5% Appreciation) $4,098,720 $4,303,656 $4,518,839 $4,744,781 $4,982,020 $5,231,121 $5,492,677 $5,767,311 $6,055,677 $6,358,461   Acquisition Fees: 3.00% $92,221 Less: Loan Balance $2,836,368 $2,598,696 $2,361,024 $2,123,352 $1,885,680 $1,648,008 $1,410,336 $1,172,664 $934,992 $697,320   Initial Cash Invested: $1,285,973 Equals: Equity $1,262,352 $1,704,960 $2,157,815 $2,621,429 $3,096,340 $3,583,113 $4,082,341 $4,594,647 $5,120,685 $5,661,141     Sale Analysis Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10   Financial Metrics Equity $1,262,352 $1,704,960 $2,157,815 $2,621,429 $3,096,340 $3,583,113 $4,082,341 $4,594,647 $5,120,685 $5,661,141   Cap Rate (Purchase Price): 16% Less: Selling Costs @ 4.5% $56,806 $76,723 $97,102 $117,964 $139,335 $161,240 $183,705 $206,759 $230,430 $254,751   Cash On Cash Return (Year 1): 33% Equals: Proceeds After Sale $1,205,546 $1,628,237 $2,060,713 $2,482,094 $2,957,005 $3,421,873 $3,898,636 $4,387,888 $4,890,255 $5,406,390   Internal Rate Of Return (Year 10): -83.42% Plus: Cum.