Truth be told it wasn't the most impressive deal as far as cash flow goes but it allowed my wife and I to drop our living expenses dramatically.

I get the impression that the 4-plex is doing well so I personally wouldn't sell it.2 - Whether you go with LLC or not, is a question that only you can really answer.

I was under the impression that asset-based financing is expensive and hard to find. 

@Ryan RoeschHow odd, I was under the impression VA loans never have PMI.

Wow that’s impressive.

I was rather under the impression if you wanted to notch TK Memphis invest was about it.

I've had a number of listings in the past with multiple offers and all had escalation clauses, and both buyers and their agents seem to have an impression that by saying they're willing to pay more for a house without actually offering more for the house that their offer justifies acceptance from a seller. 

They looked at total assets but my impression from questions I've been asked is that liquidity was a key component. 

I was only saying I don't have your scale so maybe I'm solving an easier problem; I have 8 properties, 31 is impressive, congrats :)I've only scanned this thread but it seems you know what you're doing and are set up properly with classes in QBO, so I'm not clear on what problem is left for you to solve.

Just as a FYI, no architect or GC would rubber stamp a conversion but has to do their due diligence- I’m impressed with Peter’s grasp of  odd requirement so you would be in good hands