As soon as you go into nicer neighborhoods people are smart enough to not get themselves in a situation where they get super motivated to sell their house fast for cash and also smart enough to bring it on market instead of doing a back door deal with a wholesaler.

If you buy distressed, leverage your cash against hard money and put 10-15% down and rehab the property.

I am trying to not throw a ton of cash into the fees as I’m already about 12-20k deep in.

I am not sure which market to look into as right now I am currently in new york and was told my best bet for cash flow would be to look oos for deals that I could use as a rental or house hack.

Someone recently suggested that I used a person (unknown to me but referred) to use their credit to help be refinance. I was told they would have to be 50/50 on the business with me and as long as they are at a 620 or...

Easiest is offer cash for keys.

If he is producing double digit cash on cash, IRR, or annual ROI on a consistent basis kudos.

Since I can borrow money and get cash flow and beat inflation by buying properties, why would I buy treasuries?

That way you can reduce your living expenses and get cash flow from it. 

Cash out less than 75%