So its a balance of you want to have some equity in the property but also want to make sure you have cash available as well for rainy day.

Since your PMC will collect rents, pay vendors and then disburse balance to you, you only need a separate business account.

Our rental is paid for and has rental income of $2200 month and our primary has a mortgage of $1800 so we are currently living for free basically.we have a credit line on our rental for $275k and recently got a letter from our mortgage company offering a cash out refi on our primary of approx $300k and still be able to keep our current interest rate on the remaining balance of the mortgage which is mid 3 %.We are trying to grow our rentals and struggling to figure out the best way to do that.

Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

There is no trick, think of it this way: you have a principal to pay off ($175k, so you could do 175 months x $1,000) and as long as you do the outstanding balance generates interest.Your mortgage payment is PITI, you always have TI, principal you pay in your own pocket and interest is a tax write-off.But from a cash flow point of view paying one off first is better, because you save both the principal and interest portion, which comes out to about $1050.

Otherwise you just have to carry the late fees as a balance due until they move out if you’d prefer they stayed.)

In this scenario the end balance is $16,058.71.

A balanced market is typically around 6 months of inventory, so a lower number represents a seller's market with limited inventory.

Does your software allow you to have a 100% accurate balance sheet per separate filing entity?

They get to assume the in-place interest rate, they're also assuming the in-place loan balance.