It gets you in with less cash and teaches you how to manage a property.If you’re set on going the pure investment route and local numbers stay too tight, consider investing out of state in smaller, more affordable markets.

Auto dealers receive an 85% hang up rate you could ay that's 8 out of 10 which is wasted lead or call.Do not believe the saying there is no bad lead, thats pure BS! 

Furthermore, these longer terms, especially a 50-Year Interest-Only (IO) loan, could present an interesting strategy for a real estate investor focused purely on maximizing cash flow.

With rent from one or two rooms totaling about $2,275/month, the calculator shows a negative cash flow of around $885/month before refi and $568/month after.Here’s the thing — those numbers look bad only if you treat this like a pure investment property.

Purely an unsecured promissory note.

The key is how you structure it.You could absolutely buy it as a primary residence (since one of you will live there) — that keeps your financing rate lower than if you bought it purely as an investment.

I would like to reach $10K/mo in pure cashflow in the near future.

This is especially true when you don't have systems in place—and there's a limit to what you can automate when you have a full-time job that isn’t property management.For me, the decision to invest out of state has always been a purely numbers-driven one.

If the buyer pays for a purchase option now, the entire reason for this would be to lock in a price lower than the expected future price, which is the expected appreciation.You mentioned rent to own - Are you seller financing this to the buyer, or is it purely a purchase option?

One of  my apt. buildings in Dallas did 30K per month net, purely passive.