@Derek, What if the equity is injected (there is no silent seller carry as per bank guidelines) and borrower gives a personal loan after closing and uses a PG as collateral for that personal loan?

I realize Southern PG county is far from Baltimore City but I invest there and I'm in Bowie. 

PG County is horrible!

.- some credit unions because they know the area will finance purchase price and constructions cost or % there of (if you have a track record)Negatives:- sometimes rates are slightly higher- Amorts are usually 20 to 25 years (so payments are higher)- you have to PG most of the time (personally guarantee) - anybody in the partnership that has over 20% equity usually has to PG on the loan 

Is there anyone that can lead me in the right direction for business line of credit I’ll do (pg) but don’t want the line of credit to reflect on personal report

LTV is: 70/30 6 partners and each is ~16% ownerDo all partners have to sign a personal guaranty (PG)?

The downtown PG area has a lot of great places.

DC, PG and MoCos county councils passed theirs with unanimous votes and no one really lobbied the other side. 

As far as rates, keep in mind cash out refi rates are always more expensive than purchase so even if rates drop you wouldn’t necessarily get a better rate and tbh it’s my personal opinion that rates are likely to remain in mid 6’s or so for the next few years, As far as appreciation with rates dropping, I’ll be honest I thought going from 8 to 6.5 would be a bigger impact than we’ve seen and while it’s stillpossible we see that come spring I do think some markets are just too expensive and are likely to go nowhere for a while, I think the areas with the best appreciation over the next few years and this is just my personal opinion, under 400k in prime Baltimore location’s, under 500k single family in Howard, PG and Anne Arundal county and under 400k single family on the eastern shore, the reason being those are still area’s that are around par if not cheaper than rent that are also nice places for a family to live, while most normal home buyers aren’t necessarily looking at price to rent ratio it certainly factors in subconsciously and I believe though I could certainly be wrong any growth from here on out is going to be driven by 1st time buyers looking for single family homes that are affordable to them relative to the rest of the metro area.

PG I like College Park and Hyattsville.