Then they're stuck with the property, and trying to come after collateral if you don't have your own skin in the game.

(I'm not an attorney, consult yours)The first would be the promissory note, that outlines the terms of the loan, and the second would be a properly recorded mortgage, which defines what collateral can be claimed in the event of default, and the related process for making that claim.As @Robert Kinsey mentioned, 5% would be a bit low for me as a lender, but I'd be very happy to pay it as a borrower.

I have one lender that I can use a "cross collateral" loan, meaning using the equity in my house as equity and he will finance the entire purchase. 

Great on you for thinking about this so young.In the right situation, you could do well in a no money down scenario, but typically to invest without any of your own dollars involved, you're going to borrow from a private lender at a higher rate than normal, and they would only lend to you with a high income / collateral so you already have to have money or high net worth.I"m guessing like most students, you don't have a high paying job or a large amount of cash saved so that would be your first challenge to overcome in your journey.

Hello,If you have 2 properties cross collateralized with 1 lender and you sell 1 of the properties can you roll the equity to the other property with out taking a pay out of taxable profit/income?

I exchange/collateralize my income property at current market value for cash to another company called ABCTerms..ABC owns title of the property.Under the operating agreement of ABC I will be asset manager owning 50% cash flow and tiered getting less cash flow year after year.

BUT, when you go to get a loan on a new property you may get push back if they see you are cross-collateralizing.

So essentially instead of getting an unsecured line of credit, I can ask for a general line of credit and just use my rental as collateral.

Keep in mind, depending on the loan amount of the practice and what they could liquidate the assets of the practice for, they may ask for additional collateral in the event you default on the dental practice loan. 

The difference between a general warranty deed and a SWD is that with the SWD, the seller or grantor is promising that the property is free from any hidden defects or leins and has not been used as collateral under his/her watch ONLY.