Most of the investors I work with are pulling every bit of capital they can out of their current portfolio and purchasing additional properties. $800k can go a very very long way, depending on what you want to do with it and what market you are working in.

One of my deals is a value-add - it hasn't paid me a dime yet after 13 months, but it is already worth much more than what we paid for it.

And I just paid back a 32k line of credit I borrowed from a bank at 11.5% interest with no extra fees on Friday I used to buy a house in January with.

just some things to think about.in addition to the BP family of podcasts, the rental income podcast with Dan Lane is a great podcast and he interviews a lot of medium size landlords who aren't flashy but really know what they're doing.

We are not tied to a particular coastal market, since we understand that certain areas have higher taxes/fees/regulations/hostility to STR/flood insurance/etc. 

If you know anyone who may be willing to sell their a portfolio, I’d be happy to pay a finders fee or even work out a percentage of our deal for you. 

No fees?

I'm drafting the legal documents myself so that saves.Maintenance will likely be about $300 annually for filing fees.

Many lenders will charge additional rate increase if loan is under $150K.

For example, where I live in IL, there's an automatic 5 day grace period before a fee can be charged.