People with good credit are rewarded with same.a little off topic but when i was activly HML in Mississippi I had a pretty significant LOC with Trustmark .. and when talking to my banker there he told me they really focused on the medical profession.. providing all the capital for those folks to buy their homes with minimal down include the furniture and cars etc etc.. i could not figure out how these under 40 doctors were living in million dollar homes with 300k in toys :)  the banker said once we have these doctors as clients we have them for life and their entire banking needs.My personal banker in Oregon their bank really goes after Dentists .. and they do the same thing.  

One spouse being real estate professional, comes with it huge tax advantages including being able to use passive losses created by depreciation to offset any other forms of income.

In this case, because you're now using OPM, that RM exercise needs to include your 'partners'. 

Depending on the market if you did that with all quadplexes you could be at 16 doors in 4 years (not including traditional investment properties you may have aquIred) with a total of $0 in downpayments its an under used loophole in the system.

Turn key property with 3% VR and 5% Maint allowance included in that CF.  

Now this does NOT include capex spend, so if it needs a new roof or if something material broke, there’s the whole two years of FCF gone.

Also new wiring will be need in the house as well for codeLights and fixture where neededHeatingOption 1Replace with a completely new furnace, duct workand gas lines (most expensive)Option 2Have wall units installed. 2 downstairs and 1 upstairsOption 3Have electric heat installed in entire houseAir conditioningIf you do option 1 heating a can installIf you do option 2 heating can have ac unit in the wall unitIf you do option 3 heating need Window unitsAppliancesNo appliances is in this bidPlumbingAll new plumbing will be added to the houseFlooringCarpet throughout home as well as vinyl in kitchen and bathroomTrimTrim installed where neededPaintRepair drywall and paint entire houseNotes:The floor is a little un level this bid does not include leveling the floor.

I found great land for a great price that is zone properly and is included in the total cost I quoted above.

That’s ARV, , number of bedrooms, rents, expenses (including any utilities), conditions and estimated repairs costs, etc ...Why?  

I have partners doing new development, spoke with some of the large developers in town (including modular builds) and the 2-4 unit angle was a hard pass.