If you're managing for other people- this can raise some more questions because of the potential for risk, liability, & hoping you're properly optimized as a person/business.

Usually because they've run the numbers and determined that its not viable or optimal to offer it.

Not required, just my preference in terms of optimizing the journey.

The real risk isn’t leverage; it’s overleveragingPeople who get wiped out usually:• buy with no reserves• buy properties that don’t cash flow• rely on optimism instead of numbers• use short-term debt with no exit planYou’re already avoiding all of those.The safest + fastest combo:Finance all four, keep the $100K reserve, and snowball the smallest loan first.You get growth, you get safety, and you get control over your timeline without needing 30 years for freedom.

Aim for roughly a 10–20% increase in ARV through high-ROI items like kitchen and bath refreshes, flooring, paint, fixtures, curb appeal, and rent optimization.

My initial strategy is likely to buy a 2-family that needs work with 25% down using hard money loan to fund the purchase + rehab, get it stabilized/optimized and rented perhaps to section 8 tenants since I like the idea of that guaranteed rent/ seems to offer higher revenue than true market rents (I have been a real estate agent for over 10 years and am aware of the risks/rewards/diligence needed to succeed with section 8 tenants and have worked with many landlords with section 8 tenants but am new to investing myself), then re-finance at a higher appraised value back into a more standard loan while keeping 25% equity into the deal.

So it really comes down to whether you’re optimizing for growth or for stability.

For now, the bond market is signaling cautious optimism—rates are elevated but not surging, and technicals suggest a balanced tone heading into the holiday period.Addison, Allen, Anna, Azle, Batch Springs, Bedford, Benbrook, Burleson, Cedar Hill, Celina, Cleburne, Colleyville, Coppell, Corinth, Crowley, DeSoto, Duncanville, Ennis, Euless, Farmers Branch, Fate, Flower Mound, Forest Hill, Forney, Glenn Heights, Grapevine, Greenville, Haltom City, Highland Village, Hurst, Keller, Lancaster, Little Elm, Mansfield, Midlothian, Mineral Wells, Murphy, North Richland Hills, Prosper, Red Oak, Rockwall, Rowlett, Royse City, Sachse, Saginaw, Seagoville, Southlake, Terrell, The Colony, Trophy Club, University Park, Watauga, Waxahachie, Weatherford, White Settlement, Wylie, Dallas, Fort Worth, Plano, Irving, Garland, Grand Prairie, McKinney, Frisco, Mesquite, Carrollton, Denton, Richardson, Lewisville, or Arlington

Trying to prevent turnovers as much as possible will keep you in business - avoid too big rent increases, ensure places are optimized for utilities & efficiency (can be a big reason for move outs- too expensive), timely maintenance fulfillments & more!

You’re spot on that deals under $5M get ignored or priced out, and that’s exactly where depreciation optimization actually moves the needle the most for active investors.