That way, id be ready to pull thr trigger in an industry where time is such a precious asset.

Moving properties from your name into a trust does not trigger the due on sale whereas a move from your name to a LLC can.  

and just like most newbie (or maybe some newbie), hesitant on pulling the trigger, and yes i know i have to just go ahead and do it. i'm asking, humbly, anyone that can help or guide me about funding/financing my first property. - i'm looking for a small mfh in lehigh valley area and have 40k to invest. house hacking is out of the question as my family is already established in the good old garden state. i was told by a mortgage person that it'll be better for me to refinance my house (cash out refinance) to get an equity and lower my payment so i can qualify for higher loan and maybe even able to purhase 2 properties. with the current rate, my interest will likely be higher than what i have now (currently 3.5% and  have about 11 yrs left on it). would you guys recommend doing a refinance in this situation (for a first rental property) or 40k give or take enough to start REI adventure. thank you in advanced for your time and i appologized if this post is confusing for those seasoned investor.

Foundation repairs would eat up all of my reserves and I can only pull the trigger once since this is all of my savings. 

Also, the PA Association of Realtors has a standard form for it, and that form includes phrasing that requires the seller to present the offer which triggered the escalation.

If they balk when you increase the rent let them know that their inquiry triggered you to check the local rental market and that you are actually below market rate. 

.@ Frank Patalano, nice to chat again Frank....been on almost 2 months, not sure why noone 'pulled the trigger'...but I'll find out first hand shorty, planning a road trip !

@Adrian Beltran There are A LOT of pain points with on market. 1) you work with a normal realtor who often (not always, but often) doesn't know much about investing2) you're flooded with hundreds of properties, most of which are not a good deal3) the properties that are a good deal you've got to get to quickly, because many many other investors are looking too so you've got to pull the trigger ASAP to beat those investors4) ASAP meaning you can't properly vet the property.

A Heloc would keep your current loan in tact but also enable you to pull the trigger should a deal present itself.

Some of the things, I think are maybe to harsh or to much.