., treasury, building, etc.), and driving for dollars.  

I would be able to live off the monthly rents.I know there are risks, and there is work involved, but all in all, the risks seem less and the dividends greater than securities investing (even with REITs), the work (and risks) seem less than starting other kinds of businesses, and the returns are definitely greater than with a guaranteed interest product like a treasury bond or CD.Also, in my experience, every landlord I know who owned houses and rented out rooms, continued to make money throughout the recession.

LTV is approximately 63% $475k loan, value around $750kDecent cash flowCouple of capital projects coming up in the next 2-5 years totalling about $25kHere are my options:1.  30year fixed at 4.125% - principal & interest payments2.  1st position HELOC tied to prime less 1%, adjusts when prime adjusts, can lock the rate sheet of the day (at any time) to a 5, 7, 10 ARM at 5 year treasury swap (H.15) rates plus 2.25 or 2.625 - minimum interest only payments due during first 10 years (I would continue to pay down principal).

As far as LLC protection is concerned, having a New Jersey LLC allows you to have standing in court, as a foreign entity would not be able to sue in a New Jersey Court unless you also filed as foreign entity with the New Jersey Treasury Department. 

The 10-year treasury note has dropped about 40 basis points recently.

Real estate is a good investment, but it's also a complicated one compared to, say, treasuries or dividend yielding stocks.That said, "a journey of a thousand miles begins with a single step", so I do wish you luck on your first deal.

(Mortgage rates are most directly affected by the trading prices of mortgage-backed-securities (MBS), which tend to move in the same direction as US Treasuries.)

Then based on their answer you go out and find them that property.You do not throw them overpriced trash and say (what about this and what about that property and try to talk them into it).You are showing you do not understand what they are asking for and are pressuring them to buy something so that you make a quick buck off of them.Some investors might have had money in cd's,treasuries,stock market making 1 percent or taking a loss even so making 6 percent a year is great for them and they are happy.Some are near retirement and want a safe,low hassle investment and are willing to take less returns for it.Generally they are wanting less problems to enjoy the time they have left on this planet and just want a tax shelter and to marginally outpace inflation.Others need to maximize cash and want a huge return so they can keep growing their portfolio to generate wealth.If you truly have an excellent deal you can ask more of a wholesale fee simply because you will have many parties wanting it.If I have a commercial wholesale deal that is off market that is a great deal then I can command a greater fee.The deal is so good that the investor just wants the deal and not to lose out to the next person.If you are selling a marginal deal to a buyer they will try to squeeze your fee to get the numbers to work.Hope it helps.

I guess if I had $10mm to put in treasuries AND was more confident of the long-term future and stability of the dollar, treasuries might not be a bad option.  

A credit union is a banking institution, but, you might call the department of finance for thier definition, or read the statute definitions as they may be wanting coverage on the deposits by FDIC or the Dept of the Treasury.