However... the trouble is with many folks out there is that it's tough to get a part time job outside of your full time job.. plus it's tough to figure out what you can do... and how to do it...That is precisely why I decided to execute Jeff's formula in action.... 

On the other hand, a 3 year investment with a 5 year term might be in trouble because the dip could very occur at right around that time.I specifically used a 13 year term loan because a syndicator that I really like has secured a loan for precisely that period.....13 year term loan at 3.87% for its upcoming QOZ fund.

I have done precisely what you say and made myself a better businessman through outsourcing and automation. 

It’s precisely because the market as a whole justified loosening it’s standards that cap rates compress so much.

I stayed here by choice, precisely because of the opportunity I saw in this market compared to CA.

It's impossible to advise you precisely on your property without looking at all the circumstances - usage, available roof space, local codes, single or multiple meters, how the property is owned, etc.Flat roofs are no problem other than how they are coated.

My bookkeeper of 8 years charges $3 USD an hour and has ninja precision.

if so, i have never seen those. and the tile work needs to be precise so that the gap is consistent around the trim.. did you try to high end manufacturers like Newport Brass, Toto, Dornbracht, etc?

Much of what applies to single family home investing applies to small multifamily just at a multiple.  5+ units is a whole different animal with it's own set of benefits and rules.Give us a little more about where you think you are headed and goals and maybe we can steer you in a more precise direction.

But what if you purchase with alternate financing (sub to, assumable (look at VA but requires OO), owner financing, etc) and only did buy, rehab, rent, and repeat (one less R - more precisely not a refi but maybe use 2nd or heloc)?