Will mortgage rates ever drop below 3% anytime soon? 

The only time I'd say it's an okay idea is if either: The area you're investing in is expecting so much appreciation that you will easily profit off that (watch out for mortgage interest though...the appreciation needs to be higher than what you pay in that and expenses to make it profitable)You have some specific reason for wanting to do it- family ties, future home, major long-term hold, etc.Maybe I'm forgetting another one, but those two are all I have for now...

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

One of my units MAY be in an area that is going down hill, but I could absolutely be wrong.

To me it’s a challenging game, an intricate puzzle where if you learn how to play you get great results.

I have purchased an off-market property from an investor who now wants to sell the rest of his portfolio.

Unless you have a Roth SDIRA, there are significant downsides to investing in real estate with an IRA.  

Typically looking for max ARV at or below 65%

One unit is occupied by a low-income senior not on the Housing Choice Voucher program and paying well below market rent.

An LLC is useful for two things: anonymity and legal protection.