But in reality a mortgage at 50% that’s recourse and cross collateral will in all probability not result in anything different as the chances of the lender having to look beyond the subject property are fairly remote. 

In some cases, gross income can include recurring capital gains or unrealized income, winnings from a day of gambling, rental income, and sometimes even interest earned on retirement accounts.

Most who gamble to such do not. 

(in fairness, this is not super common).  

5yr ust is 380bps the spread seems more than fair I like the 5yr lock but just personal preference 

They are at 7 and 9 years so far.)My PM pays for themselves in too many ways…I don’t face any fair housing violations because I’m not keeping up on monthly changes local, state and federalThey take care of advertising, showing, rent collection, charging late fees.

$2,000 rent for a 3x2 1500 SF house is pretty fair$2,000 at a 30% expense ratio which is way too low is$1,400 NOI per month$16,800 NOI per yeara 7% cap rate is $240,000$240,000 at a 6% interest rate and 30-year amortization is $1,428.92 per month or a 0.97 DSCRTo get to a 1.25 DSCR at these numbers you could only borrow $187,000 at a 6% interest rate with a 30-year amortization. 

It is time for us to modernize our practices.We are a fairly basic operator/developer with a few 3-4 unit buildings.

Of course you had to be a fairly high volume closer like we were.. u cant just be a one off investor.

You don't get to pick them.The math should be fairly elementary.