Peter T.

They had found a niche in financing the small mill village style houses common in the Upstate. 

Quote from @Melody T.: I'm looking to better understand how folks who live in CA structure their investment entities that are out of state.

This type of financing will typically look very different and more like a traditional commercial real estate loan.That means a DSCR calculated based on a full NOI and expense load (so inclusive of vacancy loss estimates, credit loss estimates, repairs and maintenance, utilities, management fees and more – in addition to the property taxes and insurance expense that are the only expenses factored in on traditional residential style DSCR loan financing).Additionally, the DSCR minimums are generally going to be higher (typically up to 1.25x), the loan to value ratios lower (higher down payments) and underwrite more sophisticated (which makes sense considering the size and scope of the property).Many multifamily investors for properties of this size (such as more than 11 units) can syndicate capital and have more sophisticated financial and entity structures – its definitely a different world once you get up here in unit count.In Conclusion – when you are looking to invest in multifamily real estate and finance your investment – make sure you have the unit count in mind before you start shopping – the unit range can have a huge effect on your options.

It is a great brokerage and system, but it is the most "pyramid" style business in the real estate business.

To run actual analysis we also really love deal check which @Forrest T Schue mentioned

T(this is not a big town).

@Kyle Mitchell yeah, I'm not sure who is telling you that there is a difference between second homes and investment properties...are you talking to someone who is doing a "non-QM" loan or a "portfolio'd" style loan?  

This doesn't sound like it's in one of the high-performing resort-style communities, so I would be a little cautious.

You don t have to be a math genius to plug in the numbers.Great idea to open up a Solo401k.