Only use hard money as last resort as its intended to be used for short term investments or band aids to get your through.

Greetings, I've been investing in long term rentals in the Fort Bragg, NC area over the last 12 years or so.

Quote from @Thomas McPherson: That’s a good point about the bond market and mortgage rates.

I have a rental property which cash flows, however on my last tax return I had reported the rehab costs for this property as a write off.

.- we are starting a local rehab on Dec 1 (last unit in a quad).  

My last W2 we were doing a $400M loan refinance on a $1B+ portfolio of buildings and the loan still had recource on it.  

My wife and I both have full time jobs, take care of our 2 boys and I have spent almost every day off for the last 8 mo working on this house.

Communication - 1-2 weeks before a new trade starts they should walk the project with you to go through any last minute logistics and make sure they have a crew ready to go.3.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I bought property in 2008, 2009 and the last year that I didn't buy a property a California actor was President.