We now budget for vacations, home improvements, car savings, medical savings, Christmas fund, etc... 

I have several commercial transactions pending and as recently as this week clients are obtaining much improved terms:- 25% down on a 20+ unit apartment complex at 5.5% Down 25 year amortization. - 25% down on a 20k SF Warehouse at 6% 25 year amortization. - 30% down on 200+ storage unit complex Earlier this summer those rates were approaching 7.5-8%We anticipate a very active fourth quarter. 

Hi, I just want to understand if I bought a property (quad) and received rent while I started the capital improvements .. can I deduct the expenses of the rehab still?

Hi Scott,It seems like you’ve got a strong understanding of creative financing and investing strategies, but I do have a couple of comments and suggestions that could help you improve future deals.First, while your financing structure was incredibly effective, it’s crucial to always account for potential delays in renovation and build in a buffer for holding costs.

This approach allows you to manage the property closely, benefit from homeowner loan terms, and potentially increase its value with improvements before renting it out.As you transition the townhouse to a rental, ensure the rent covers all expenses and provides a profit.

He simply wants to be 100% done.Given the above mentioned scenario, I am wondering what the best possible situation would be to make this happen, while possibly still maintaining the option to pull out equity for capital improvement projects with a bank. 

So maybe that's stacking savings, maybe paying down debt, improving FICO, or maybe it's raising capital, whatever, the details don't matter because there is 101 flavors out there, all that matters is what is your 1-Thing NOW, do that, THAT alone, with fanatical focus like a fat-boy on cake!

Will you have made improvements? 

I manually looked at all of the listings in order to find and exclude homes with significant improvements.

There are seasoning periods which means you have to wait if you want more cash out if the property because of property improvements, time passed or a combination of the two factors.