@Allen Zhu If I'm understanding you correctly, are you saying if BRRRR can be done putting down a 25%, rehab, rent, then refinance?

Sounds like a good way to sort through refined data quickly.

I think I’d put down 3% if i was going to be living in the place and i felt confident I could fix it up (or the area was growing) in a way that I could refinance out of the FHA loan in the next 18-24 months

The refinance will hurt my existing cashflow at this group of properties but it’ll actually shorten my payoff period from 23 years to 20 years due to the change in loan product. 

I hear HELOC, HELOC interest only and Cash out Refinance etc.

If you can find a good deal you could do hard money to purchase then refinance afterwards with a commercial mortgage/portfolio loan if you find a lender that will lend on the deal as opposed to income based. 

@Eliza Alexa I would not sell the property, I’d get cash out with a home equity loan or mortgage refinance, dollar-cost-average or buy dips in crypto, use your crypto as collateral on another loan and buy another unit - continue to expand your RE portfolio

Can I do a cash out refinance a year later to pay off my HELOC and just rinse and repeat if I wanted to.

The refinance R is difficult with a VA loan due to the extreme LTV, so do not rely on being able to extract that sweat equity but realize it is there regardless   FHA loans have sustainability requirements for triplex and quads that prevents them from being purchased via FHA loan.  

First on the chopping block is/was naturally cash out refinances on rental properties.But some lenders were at 4% or 5%, room to absorb what others don't have capacity to do.