For example we don't have any "application fees", etc.Know exactly how much you need to close and how much you will spend for the money by the time you expect to exit....compare apples to apples.

You could go JV on a note deal and education that way; earning a return and education, however spending closer to 20-40k on that route.What are your goals for notes?

I've also got 5 kids I like to spend time with as much as I can, so I can't and don't work non-stop. 

If you can get better rate you’ll have more cash flow monthly and nice chunk from the loan to spend on next investment.

@David Gamble what's the nature of the business?

I don’t want to spend those premiums to cover my 8 homes lol.

They are in a market where you have a very limited amount sellers you have to be able to compute multiple factors per transaction and you have to spend money on marketing. 

Bigger Pockets is a great place to lean and get info, but if you dont know what you are doing you should be spending time learning before you go out there and make a bunch of mistakes.

@Steve Hall so its fraud to use “spend down” to make home improvements to a condo in a trust?

I will need to keep my day job for a little while longer, but my ultimate goal is to be able to quit in three years, fill the void of my 9 to 5 paycheck with horizontal income, and spend more time with my family.If you’ve read this far thanks for letting me share.On to my scenario and question(s):We currently have two houses, one in Florida and one in Arizona, both with a mortgage.