Quote from @Debra Gross: Getting ready to buy my first property all cash in my LLC.

Eventually, Class A property values increased to the point that even increasing rents didn't allow them to cashflow upon purchase.So, the flood of new investors switched to buying Class B properties.

@Jerry Velezif a property is owned outright with no mortgages, debts or liens on it, then it can (potentially) be purchased on seller financing. 

If she's willing, which it sounds like she is, your mother-in=law can get the line of credit with her property in her name and then you can just use the line. 

If it was bought as an investment property, it works great as an investment property. 

@Rickie LattimoreGive up 95% of the equity - oversee the properties and collect a management fee.

I  Income:  The amount of property you can buy will be dependent on your Debt to Income ratio.  

For instance, the term could be 3 years and add a clause that says they have to return the property to the condition it was in when they moved in, not just keep their deposit. 

I think most are not going to cut you a break because you have more properties. 

New Jersey property management is pretty bad overall.