So long-term thesis remains the same, invest with a long term horizon. 7 years at least, prefer 10-20.If you got a windfall or a great bonus from W2 and someone says you can buy 8 houses, buy 5.

and why (bonus)

Then you might first consider offering him a bonus or a higher finder's fee before turning him into an equity partner.

We have to make them :)  ya just be patient, but in my area there're always 2 to 3 that has ADU/converted garage/bonus room/basement/etc .... find one in hilly neighborhood.

Tack on the stock bonuses (free stock) plus the ability (optional) to invest 5% of your commissions into stock at 80% of market value, the result for any one who produces equates to keeping more of your profits than with the competition agencies.

APPLICATION REJECTED...bonus points awarded for creativity.p.s.

Bonus, it's a tax write off on the business.

I was told the same about not locking in rates, which is infuriating as you get the feeling the underwriters are getting bonus points for taking longer, especially recently with accelerating rate increases. 

While the 2% rule is hard to meet over the last 15 years I have seen solid appreciation and only a modest decline in the last couple of yearsappreciation, equity gains over time, etc are a bonus for me but sure is niceI'm happy to get 1-1.25%I agree with you, according to my calcs, seems like I can cashflow with 1-1.5% although the question is trying to get the $100/month/doorI have also been investing more time looking at multifamily housing because there tends to be a better cash flow for the money invested.Multifamilies sound great although the ones I've seen in my area are way overpriced and in bad shape.

Factoring in benefits of cost segregations/bonus depreciation to write off against your W2 income & you'll be saving/earning a lot more than you would with a house hack.