I think that your assessment is very helpful and it is true that I am trying to offset costs and cut my commute.I have also had reservations about a flip/brrr because of the difficulty of finding a builder for my team.  

Seems too good to be true but I guess if they enough of them it pays off.

You cannot extract from it indefinitely; there is a limit to the number of properties you canpurchase in this manner without paying back into the life insurance which does not exist on a true 100% LTV. 

While that's true, what I truly remember is the people we were able to help.

I suspect they drew you a flow cart and then your conversations went something like this: I need to transfer my properties to an LLC for anonymity.They are told they are not anonymous & that is not asset protectionBut I need it anyway for tax savings.They are told there’s no meaningful tax advantages  But I can get non recourse debt because the LLC is the borrower.They are told they still have to personally guarantee the loanNo, I can get non recourse debt I read all about it.They are told yes, while that is true, the leverage is customarily low, applies to much larger CRE transactions and there are still carve outs.

On the other hand, you may do better by allowing pets and requiring pet rents, pet deposits and pet fees.So true.

ha ha true--- Loophole is just a more fun word to use and used by my CPA- I think it draws more attention than "IRA Rules" thats just too boring :)

It's true that it is much harder to find quality tenants during the holidays, so factor that in.

Do you have access to the MLS for true ARV? 

We do include their tax rate on their return with supplement information but it only becomes a true topic of discussion during our quarterly calls with certain clients.