After 1st year we would BRRRR it and have even more cash flow since we would go conventional Refi at that point.Yes I know the numbers don't look sexy on the 4th deal as far as cash flow but its the difference of adding to my portfolio and getting this 5th deal that could make us a lot of money down the loan due to its location.

Continuous cash flow will win anytime over sexy infrequent check.

I like to see $150-200/unit/month and  CoC ROI in the mid teens or better.

The boring un-sexy plan is to keep at it until I have maxed out my 10 loans and wife's 10 loans, but I still have a long way to go.

The solid operators have asset management experience which doesn't get as much attention from the average investor because it is not a sexy part of the business. 

I personally hold 5 CFD's with values in the low 30's but  valuations in excess of 70K on each property.The reason i like the CFD's are that in the event of default, as a general rule, you don't have to foreclose, just evict which is much lower cost and more important to me faster.If the borrower defaults and I have to foreclose, I can turn around and sell the property again at an updated price.Since i only paid in the high teens for each of the notes, the downside is something I can live with.BTW, all notes are fully performing and I'm getting an average yield of 28-32% and have about 250 payments left.Final comment.

Unless aliens invade, (or I become supreme overlord) and the population gets wiped out (the sexy latinas can stay)... we need houses to live in.Your offer is based on whatever the market allows.

It was a sexy deal leaving us with a vacation rental in a highly sought after area and we got it for a good deal!

It was a sexy deal leaving us with a vacation rental in a highly sought after area and we got it for a good deal!

SFH are not sexy or exciting like saying 100 unit multifamily.