I automate and I've got over 2000 5 star reviews to back up my methods. 

I have seen as low as 14% and 4, but that has to be a great deal (60% ltv or less) with lots of backup (your house, your wife, your kids).Although I've never done any small deals, the one's I have heard about have been scary. 4% per month + 6 points.

Went down to visit, saw how much further $$ gets you there and GA was at rock bottom creeping its way back up. 

You also can do both so that you have access to liquid reserves sine cash is king and also have a line of credit as a back up for renovations or repairs.When you buy multiple rental properties you mut have PITI reserves and that mustt be in liquid reserves like cash in an account or savings. 

But when things happened, he still called my PM (sewer backup into the house, flooded basement).

For me, I always have back up plans in order to be able to at least cover my expenses.   

Operating on a skeleton crewThey just fired it back up when Trump announced all pipelines in America must be made by American steel.

. $1 million umbrella policy to back up my other insurance (home, landlord, card) as extra coverage for my 2 rentals, 1 primary, and liquid assets. 

Also maybe to also have a back up too in case one fails during a clean.

I had no real back up lender at the time.