OR you'd have to do 2 separate transactions and incur 2 sets of closing costs/ transactional costs. i dont think its a bad play, a lot of people leverage one to help them expand to the next. another challenge you will have, though, is pulling something small like $50k out. most lenders rn have a $100k min. you might be able to find less but then fees/ points will be a little excessive. 

They are playing poker with a $hit hand and I know it.  

Then the time cycles usually come into play. 

I have spent so much time on houses - remodeling and dealing with tenant issues--instead of  playing with my kids.

She did not pay her first month due before housing kicked in.we will be sending her non renewal of lease and good chance she will not move and she plays I do not have money to move out (coz her sibling stays nearby). hence we foresee eviction down the line.what would be a good solid reason to do paperwork for eviction notice.

Quote from @Natalie Johnstone: Hi All - I'm brand new and have a goal to buy a property by EOY. 

Purchase price: $204,000 Cash invested: $30,000 This deal was an almost brand new construction in an up and coming area on the outskirts of Houston, TX.

Check the Facebook group "Quad Cities Real Estate Investors" I can do some more research and interview some if you'd like a broker that plays in the space all day.  

To put it into terms; I was asked to come a chair a agent training at a big-brand brokerage (KW) which was about REI.

if a brand new investor is working with a private money lender, it's almost like one party is taking advantage of the other (not saying it's intentional)