That being said, if you're solely getting licensed for MLS access, I strongly recommend that you speak with a buyer's agent in your market first.

So I strongly believe there is a happy medium here.

Rates are a bit higher than conventional but if you're talking to the right people and have a strong credit score then you should be getting priced out in the mid 5% range which shouldn't eliminate cash flow on a great deal.

BUT, this was a stale deal with strong broker relationship AND very uncommon.1% is the standard I hear. 

In these market, retail buyers are frequently "leveraging" the bank of mom and dad to put cash offers in.So, while leverage is frequently used and can help supersize your assets and cash flow, if you are losing out on deals because you are putting in financed offers, you are still not getting anywhere.My personal recommendation would be to put in as strong an offer as you can, i.e. cash if possible, and quick close. 

I recommend a brick and mortar bank that has a strong online presence.

Economy is strong, prices decent, returns good.

If I was to hazard a guess, I would say expect to see some strong economic shifts in the next 18 months.

If you ARV is very accurate and your construction is on budget, it is usually pretty strong as a rule of thumb.

@Esther Ghebremichael based on your response of having high income potential as a dentist and no desire to become a landlord yet a strong desire for passive monthly cashflow I would suggest researching into passive real estate syndications if you have not already.