What you are referring to Linda applies to an IRA, but not to a Solo 401(k), due to the exemption 401(k)'s have.

Regional banks and credit unions are generally the best places to look, and HELOCs vary greatly by lender... it's not like the Fannie/Freddy stuff where you jump through all these hoops to shave 0.125%, it'll be easily 0.75% or more of a spread between lenders. 

Too bad, they used to be the cream of the crop, but have since sold their souls. 

You will not be getting the cream of the crop below 75-100 units as there are hardly any economies of scale.

@Joseph Lee from everything I have seen Central AC does not increase rent, but from my experience, I do see it as important to pull the cream of the crop tenants, and I think it will add to your value vs your competition when we see a market shift. 

shave in the mirror, take out blade, put in slot.  

Single-family purchases do not offer the luxury of cream-of-the-crop property management and are very expensive (~8-10% vs. 3-4% for large multifamily). 

We typically see about $1,000 shaved off of our taxes owed on our 9 properties each year and that is with us splitting the savings with the company that protests for us.

I figure if he had no energy to shave, he certainly don't have the energy to mow.The property is located in an "A" area, almost 100% homeowners, all with beautifully manicured lawns, so even when my tenants cut the grass, it's not even or edged, and there's no spring and winter cleanup, it still stands out looking unkempt.

Hey Donald S. have you checked the MLS for comps?