Afternoon Rich,As an investor, I would have to agree with Alex that no investor would find this deal appealing, and if by chance they did why would they allow you to do it an not a family member who the trust.

So the down side I was worried about - a lender counting my first mortgage against as part of my DTI ratio an not counting any of the rental income seem unfounded. 

Although no judgements have been made, you have a judge that is taking this head on an not allowing any more delays.

With online banking today, a defacto budget can be seen by, downloading all transaction from the first of the month to the last day of the month, eg Jan-1 thru Jan-31 in CVS format.double-click on the file and you get a spreadsheet.annotate each line by the kind of expenditure it is: {cash, food, utils, car, internet, entertainment,...}select the column with your annotations and sort ascending, extend the selection.If you know Excel, insert a line between the groupings, and SUM() the values of each groupwhoola! 

It's very easy to make them feel professional with annotations, title screens, background music, etc.  

I was looking for and ethical and legal way around this...I am blessed to have been in court recently as a witness for several of my clients where another investor took advantage of them as well as of several hundred other people in a very short time...Long story short, The Magistrate of our local BK Court District upon succession of the trial ask if I was in a similar business and offered to look over my marketing pieces, disclosures , agreements as well as answer any questions so an not to end up like the knucklehead she just sent packing...So I figured why not ask...Her reply was very simple.....NO I CANNOT RECIEVE A DIME but my clients I do refer (without selling them of course because I am not a lawyer cannot advise them in this way) CAN receive a discount that makes sense for the lawyer allowing me room to fee my clients for a service that DOES NOT conflict with the BK (the tricky part)…So I interviewed about thirty or so lawyers and found 2 whom were willing to offer their services at deep discount…which they make up in volume as I am working about 50-60 of these montly....So how do I make out?

That does not really matter to the LLC.The LLC and you should have an note documenting the loan.

Had an electrician that did that, he did the work and paid him as a third party where the owner cleared the payment.When we asked he refused.Told him that we would send a 1099 in with his name and business name and date of his corporate filing with an annotation that the tax payer refused to complete the form or give SSN.Then told him, to prepare for an audit.

I read the GA code annotated tittle 48, chapter 4, article 3 - but it stops short on redemption.

These milestones and payments are annotated by color indicating whether the work has been completed and the payment has been made, the work is currently in progress and the payment is pending or the work hasn't been completed.I also use pivot tables to change the views of that data to provide various summaries by trade, contractor project and date, as well as to provide a cash-flow analysis for the remainder of the project.Unless it's possible to create pivot tables in QB, I'm fairly certain there is no single report I can create that gets me anywhere close to what I do in Excel.