ASSET BASED LENDINGNote: Hard money is defined as average loan size under $2M, average loan hold duration under 2 years, and not a bank. 

The guest house has STR rental history but the other two units would need to be based on projections. 

Yes, as S-Corp owners deferring salary into a Solo 401(k), you must still pay FICA taxes (Social Security & Medicare) on the deferred income since FICA is based on W-2 wages, not taxable income.

Especially #4 about durability.Do you charge your clients a flat fee based on size/price per sqft for your services, or % of spend?  

Does anyone have a "program" or formula to use to establish a reasonable list price based on current income and expenses.

I've been studying different real estate strategies and would love to understand more about how the permitting process is evolving in that area.Did the realtor mention any specific changes in local ordinances, or was it more of a general observation based on market trends?

I did a ton of work to set it up and have had to manually adjust the base price almost daily because it was so out of wack.  

Investment also spiked in Class A Short-Term Rentals (STR) and investors started paying higher and higher prices based upon anticipated STR rental rates, that exceeded sustainability based upon Long-Term Rental rates (LTR).

For example, if the refi lender requires 6 months of seasoning so that the refi is based on LTV rather than LTC, then your HML will likely be 7 months...

I don't want to make concessions/value reductions based on hypothetical work that they could then vote against.