Was hoping that someone could offer some advise in regards to my situation:First, I have owned a duplex and rented it  out for about 5 years now, as my sole rental property, up until 2018.In 2018, I decided to focus on turning some non-productive properties that I owned into producing ones. 

For me, I decided to cash-out refinance and that has produced 4 other single-family rentals, a 12 unit apartment building and now I'm looking for a 20-30 unit.... for me now, is where I'm on the doorstep of financial freedom and yes all of them are leveraged but safely. 

Depending on the area and the rehab costs I would choose the property that will produce the most cash annually.

Though, I did have a bad feeling about the whole thing, especially after they wouldn’t produce a hard copy of the contract.

If the property is in an area that you believe will appreciate one day (arts district, natural appeal, etc) and will also produce positive cash flow, then I don't think anyone should fault you for taking that deal.

I have heard Brandon talk on the Podcast about how he can tell just from analyzing a property that it will produce positive cash flow.

Do VA's produce like that?

What do you guys think of this?The incentive is $20 per water heater. You must have a minimum of 25 water heaters. With 25 water heaters, you'd get $500 backhttps://www.portlandgeneral.com/business/get-paid-...I don't...

During these 3 months the property will be not producing any income and my hard money lender would like his monthly payments, I don’t have much reserves to pay him through that so my question is how do you do a BRRR deal and pay the hard money lenders their monthly payment if the proper is not yet producing income also what if it takes longer than expected to move tenants in ?

PMI is $3820 so I am paying in about $300 a month out of pocket in this scenario but can ride appreciation in future as the house will appreciate on average 5% per year historically in the areaSo how do I use this scenario to match up against buying cash producing no appreciating properties such as a 2plex that can be bought for $77,000 and rented out at $600 per unit etcI'm just getting lost with numbers and fearful of not making the "wise decision"