If you have access access to an 'Asset Protection Attorney" (Local), this is a good question to ask him/her.And also be sure to ask your tax person about the cost for maintaining either structure (accounting, tax, quarterly filings, etc...).Everyone always wants 'The Best", but (for instance) a Rolls Royce is considered one of the best, and it COSTS a lot more then a "Used Camrey".Getting expert advice on your personal situation is always best, vs just winging it based on someones response to an internet post.That being said, a Living Trust can own an LLC, but if that setup triggers an added tax return or two, IRS State and Local ($$$) is it the best choice.Which cuts down a tree better; a chainsaw, or a beaver?

I'd underwrite my base case, and my price, assuming interest rates are where they are, or higher. 

Maybe the house cost too much, or they put too much into the renovation, or both… so they feel compelled to hit their target return on what should have been a more modest house/base to begin with.

-I am based in Victoria, BC.A bit of a primer for my American friends:Victoria is a mid-sized city on Vancouver Island, off the west coast of Canada.

obviously the goal would be to pay the whole amount off but I Just want to check into all the "what ifs"Any input is greatly appreciatedA hard money lender will finance you based on the current projected ARV, your experience, and the exit.

Texas based.  

Following - I’m based in California 

If not, you better get that under contract immediately.To answer your question though, I'm pretty sure the LTV will be based off the lower of the appraised value or the contract price. 

I'm a newbie investor based in Atlanta looking to invest in my 1st multi-family property using the FHA/FHA 203k loan.

Then the plans can get resubmitted based on the updated zoning change.Once the plans are approved as a 4 unit building the city would update the zoning cert.When you did your Gut rehab did the plans that you submitted and got approved show a 4-unit building?