@Adam Richards some banks will require stabilization (12 months seems excessive).

This will accomplish two goals: 1) it will build your pipeline and 2) you will gain exposure to opportunities that cost little to no money.I don't know what you did to get the credit score you have, but it may be helpful to seek reputable counsel to help get that score up.

It might sound crazy that a bank would make it even harder to get a loan...but investment properties foreclose at a higher rate than primary homes...so maybe a bank wants to reduce their exposure to investment properties. 

For long-term holds, your risk exposure is HVAC, roof and interior design being outdated. 

Clients could cover over all/most gains exposure simply by investing into a large enough syndication deal in the same calendar year.

I think some people are being too optimistic in thinking you can just buy a $1.5m home per year without ever making a down payment, that would be a LOT of exposure captured by a small minority of Veterans.

I spoke to her and she said, who needs a dishwasher if you need to remove all the excess food from the dishes, what's the use of the dishwasher?

Is there any liability exposure if using a non real estate commissioned P&S Agreement?

To me, there is no point in living below your means unless you have some plan for the excess means, since everyone has to spend their money on something or die with a pot of it in the garage.

My strategy would then be to buy other apartments with a 50% mortgage to keep a good cash flow and limit the risk of excessive debt.