After 45 + years as a real estate investor, broker, lender, fund manager and syndicator, I’ve become aware that the “dream” of many investors and investor “hopefuls” is to be able to generate enough cash flow to live off their real estate holdings and accumulate enough wealth to make “work” optional.

if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

I’ve worked across various sectors of real estate, from residential to commercial properties, and I’ve built a solid foundation in sourcing, evaluating, and negotiating deals.Currently, I am leading R&H Capital, a division of my LLC, Property Pulse LLC, which focuses on raising capital for real estate acquisitions.

To refinance at 70% LTV (new value) you’d need a capital call of around 30-35% of the original equity raise.

I'm a Tyler native.. born and raised there.

I am strongly considering Philadelphia as a market to invest in OOS because I was raised in Jersey and I used to be familiar with neighborhoods in the city; I understand things have changed over time, however.

As long as all parties are aware of your intentions, go ahead and get it done. 

Then over the course of the first year or so, if you could raise the rents by a total of $1k/mo (they are currently $2k, $1k, and $1k), then you might be able to pull out about $60k-$80k in a cash out refi. 

Raise the $ with some bonds you say......

Which as I said I’m not aware that I even have a key for.