How about the simple obvious that the inputs to deliver the service/product have a base-line and market prices have, OBVIOUSLY, been at about as lean of operating profit margins as can be. 

The quicker you can take action on the high dollar value decsions the quicker you will be able to grow.For sure take the time to setup the right foundation, but keeping it simple and easy when you are getting going is a safe bet!

I want to utilize my arbitrage to obviously use for my personal life but also to create a hefty fund for investment properties later on the line. 

But I agree, seller's best bet is to buy using a conventional loan if they can qualify. 

There was a recent webinar, bottom line, it looks like Darryl Heller sold off many of the ATMs, didn't pay the people who put the cash in them, didn't pay the stores that have them on site, isn't providing information to David Zook's team that the court has ordered and is racking up something like $50k+ a day for not doing so...it is a complete mess and seems like there are only a fraction of the ATMs that might still be producing money but the company hired by Zook to get their hands around all of this is running into many roadblocks because Heller's team isn't providing info. 

Keep an eye on those delinquency rates and ensure that the property manager is proactive in rent collection.Maintaining open lines of communication with property managers is also part of the process.

Your best bet is to get the rec from an investor-friendly agent who also flips (but be very careful with this, so many fakers) or an investor.

Kitchen cabinet handles were placed upside down, cabinet doors were installed backwards, electrical line for thermostat was ran on the inside of the bedroom exposed, trash swept into newly installs vents from the furnace, cracked tub, wall switches were installed sideways in some rooms, wall outlets were installed upside down on some walls, list goes on.

If mortgage rate were < 3.5%, then there is no need for recasting...but 5.25 seems like a border line.

Personally, I love them because they offer built-in diversification.In my experience, local banks are your best bet for financing mixed-use properties.