The cost of entry in Boston is getting out of hand but there are some great areas in Providence (East Side) that are already solid or about to pop (Fed Hill/West End).  

As I returned to finish this comment, Rates did hit 0 however they rarely follow behind FED's moves. 

I wholesale as one of my strategies and most of the houses I get under contract are such as that Realtors won't touch them.Banks and mortgage companies sell ( wholesale) mortgages all the time and the phony ethics police are silently hidden in the tall grass and then crawl out from under their rocks when it comes to wholesaling.One of the specious arguments that the ethics police assert is that if the wholesaler can't find a cash buyer they can't purchase the house.

Especially with teh uncertainty around the Fed continuing to rasie rates going forward this year.

You’ll be shocked at how many owners are fed up and ready to sell.Good luck !

Here is the trade off though... the cash out has a 30 year fixed rate, the HELOC will adjust when the fed adjusts the rates. 

Ordinary income, self employment, Fed and State.

I was questioning the 60/40 model prior to COVID due to low rates, but with the FED dropping rates to ZERO and talk of potentially having to go to negative rates in the future, does this strategy still hold water?  

Grass always seems greener on the other side but its not always so.

Market is pretty volatile right now so it's a day by day basis that you may be able to beat that. it's only going to get worst  especially by the feds next meeting so don't wait to long sir.