Mix that with a couple other items to clean the place up, so I can continue to attract good tenants that expect crisp, clean units, and it gets pricey.  

I've found Reg D corporate formation more expensive to raise and like how the 2012 Jobs act has updated Crowdfunding under new SEC rules to unaccredited investments under a corporate reg CF+ filing new entities can raise up to $5 million per year and under A+ that requires more extensive reporting the new limits are $75 million per year.

Also, when they see a multi-million-dollar credit line they know you are serious.

A realtor crafting an offer that will be attractive to the seller will always put a rate higher than prevailing current market norms.

First to a Million.

If you are buying commercial assets like retail in the millions or more in price most brokers co-op so you have a buyer broker on your side.Residential at smaller price points you can run into more newbie type agents that might do anything to make a buck to survive.Commercial brokers many are already multi-millionaires that have been in the business awhile so don't need to (blow smoke up you know where).

There are some types of properties like ZER CASH FLOW where all money goes to the mortgage and zero's out with the lease term.So If you buy something at say 4 million that normally had 1.2 million down to assume the loan but now can get in for 800k then after closing could re-advance unused funds of say 1.2 million and then do with as you wish and preserve the exchange.Good luck no legal or 1031 exchange advice given.  

They even seek out run-down properties and do a makeover to increase the value, most often in attractive neighborhoods for flipping or wholesaling.

I die, leaving millions in medical bills declined by my insurance company).

Potentially I could attract a long-term tenant by keeping it in place.Anybody have experience managing a house with a handicap ramp?