All 3 properties are cash flowing at a low single digit rate but have nice appreciation and 10 years left on loan.  

If the seller does a “wrap” mortgage and the wrap is for more than the interest rate on the underlying mortgage, the seller retains the differential as monthly net and may be able to create a note with a high double digit yield.4.

The high interest rates aren't a deterrent to me, but I would need to be pretty desperate to pay over 2-3 points if I was also paying double digit interest rates.  

Outside of my full time job, I make a little extra income doing digital media marketing and web design.

These properties have helped investors see double-digit ROIs.

Also got condos in union city, those dont cashflow net 4 digits but they appreciates about 50-100% in the last 3 yrs.

Most 2nd position lenders will want the investor to have skin in the game (invest their own money) AND be paid a double-digit return.When you purchase property, you ALWAYS need to have reserves, but in this scenario, you really need to have reserves since you will need to make 2 large debt payments every month.

I currently am a partner in a digital marketing company and we have a sector of our company running out of the Philippines.

Like I said, using your IRA or 401k is better served either flipping yourself or simply loaning the money out to another investor who knows what they are doing and capable of returning your principle and double digit interest rate returns.Many IRA or 401k accounts simply do not have enough value to take down properties and the rehab and holding costs that go along with them.

You can get fourplex outside of state, like Las Vegas for $220k, and double digit ROI.Terry Lao