@John UnderwoodEDIT: I meant mainly the consumables and pest control.

Then live there before you start buying property.I meant to post this to @Mike Tikh, but seems I mis-posted - sorry EvanFYI Just a note about Reno- High altitude desert (4524'), https://www.bestplaces.net/climate/city/nevada/reno about an hour from Lake Tahoe & skiing https://logskirack.com/best-reno-nevada-ski-resorts/. 

Assuming that you're buying a turnkey property, the delayed purchase is meant to be for borrowers who have very short timelines to be able to close, have the money to purchase up front, but still want to leverage their cash.

Is that what you meant to say?

You clearly missed your calling, you were meant to be James Bond.

s comment, which I hope is meant as a sarcastic comment.

It's also a fluid situation as banks are constantly being acquired or merging so paying close attention to which banks these loan officers move around to is generally a good indication of which banks are going to offer the most aggressive terms.

I do not see it in the smaller mom and pop portfolios.maybe i am not conveying my message properly, but what i am trying to implying is that , pop and mom investors are doing good these days ... while bigger institution is losing investor money left and right, almost everyone is bad money manager these days... that's what I meant for not become passive investor as promised by bigger institution, it is the other way around. 

Yes, depreciation is generally meant to defer taxes but that can have a LOT of value and here is why:1.

Oh, by they way, owning investment real estate is a business.Here's my not meant to be a political statement, statement:  We are entering a new Golden Age of Opportunity for Business.