Consider a cash-out refinance or a small business loan to fund these repairs and secure the property long-term.

If your have tenants leave every 1-2 years and if it takes you a few months of lost rent to secure the next tenant what does that do to your numbers?

Consider remote monitoring tools (like security cameras), and budget an extra 10-15% for surprises.

Question: Is it legal to deny sending them an official application if their desired move-in date is too far away?

But all of these investments operate under highly regulated and constrained exemptions to securities law, and I have been told it is very difficult to do the above legally.

**Deed Recording**: The deed is submitted to the county recorder’s office, which officially documents the property transfer.

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

My strategy focused on leveraging the future growth in the area to secure a long-term investment at an advantageous price.

It's a fine line and gray area about this, but with everything I've ever done, it is officially illegal to pay a referral fee to an unlicensed person.

And need an LLC to initially secure a lender as well if going that route