So all in I am at $240,300 , hard money I am factoring in as 15% rate and since I’m borrowing 840k for let’s say 6 months , I’m factoring in hard money costs at 63k for 6 months So now all in I’m at $303,300 ARV should be at least $1.3 million (conservatively) I would cash out refi with a dscr loan and get back 975k , I would pay the $840k I owe to the hard money lenders , leaving me with 135k , and I would pay myself back with that money , and since I would have $303,300 invested , I would pay back 135k to myself leaving me with $168k invested in the house with a equity position of $325k , the actual house number are such after the cash out refinance: This house has 2 units and 3 accessory units Mortgage : $7100Heloc payment : $1300Total = $8400Live in 1st floor Rental income 2nd floor : $30003rd floor: $1500Accessory unit 1 :1200Accessory unit 2 $1200Income : $6900 Net : negative $1200I also already have a house that’s breaking even , but I’m living in one unit and if I move out that house would become positive $1500 which I can put toward the payment of one of the other houses .

Helocs are typically in second position.

Fortunately, a very large percentage of our tenants deserve positive LL reference so it has seldom been a problem.  

To sale right now would be a positive income because it appreciated 20% since purchase and I have several years of equity in it while it served as a rental.

It may take several months of maneuvering to get them positioned correctly , but it will be worth the effort if you get them straightened out.  

If you were given a 200k up front loan on a property that is only worth 100k in it's current state, it would mean the lender is taking a true negative equity position right from the start.

The program is in the first position as a lien holder on your home which means that no bank is going to finance or refinance a home where the bank is not the first lien holder.  

got it, but the business entity in question wether LLC, corp, or whatever the case... does it need to be 100% owned by my wife since she can position herself as "full time" investor as I'm a full time W2 employee currently. 

Trying to stay positive, though! 

If you can craft an experience that is above and beyond what the guest expects when visiting your location, then the reviews will come in positive.