There are several properties I have looked at this past month less than $650k that can produce over $100k in rent. 

First-time or newer flippers usually land closer to 15–25% because lenders won’t go max leverage until you’ve got a few successful projects under your belt.

It may work for a couple of deals here and there, but you will get burned eventually... 

For construction loans where the land isn’t free and clear, most hard money lenders will want 20% down, and in today’s market it’s often closer to 25–30%.Anything that’s truly 100% financed is usually tied to owner-occupied builds, not investment or resale projects.

But for renewing tenants I am negotiable, but for new renting I'm usually at or above Median FM Rent because my properties are better than average.

That structure helps reduce self-employment taxes on flips.For rentals and future multifamily, an LLC does make sense for liability protection, cleaner bookkeeping, and long-term tax planning, but you can set that up when you get closer to holding properties rather than flipping.As for timing, there’s no tax disadvantage to buying now versus January.

@Matthew Hollandsworrh uhm, you do realize that owner-occupants will pay you MORE than investors & PMCs?

They are closer to LTR multifamily expense ratios than a typical STR.

This makes it easier than Googling.

The attornies are the escrow officers and they write insurance for insurance companies with some writing insurance for more than one  say FAtco  fidelity and many others..