Start-up expenses like the ones you mentioned can’t be fully deducted in the year they’re incurred.

Quote from @Shaheen Ahmed: Quote from @Travis Biziorek: Wow, nobody mentioned Detroit yet?! 

A tough thing we've found though (like you mentioned) is even the highly rated foundation folks in our area -- as well as a lot of the content online -- all have a strong incentive to sell big high-margin solutions.

Because of the time value of money I would rather have the cash flow today to reinvest in other projects.You mention that that seems to rely on appreciation- I think it is the opposite, by pushing out the term I am focused on cash flow.

(I just went through probate when my mom passed and it sucks and would like to prevent my successors from having to deal with the same if possible).Bonus question, one of my properties is still under mortgage, he mentioned something about transferring it to an LLC can trigger a due-on-sale clause but not when transferred to a Trust.

@Ahmed MoustafaThe general Fannie Mae guidelines you mentioned are for non-renovation loans. 

If your goal is growth, a refi now might make most sense, but only you can make that decision.I'll also second what @Jaycee Greene mentioned that most lenders won't go to 80% LTV on a cash out refinance. 

I am not making any conclusions just doubting, as previously mentioned, if a 30 year conventional mortgage (nonconforming, but standardized within the banks operations somewhat), necessarily excludes renting it out. 

The turn cost almost $4,000, not to mention court fees, attorney fees, and lost rent. 

As mentioned your biggest challenge is going to be selling the package at/close to same time.