Water in Los Angeles is expensive and the rates go up if there is an ADU. 

It can be a simple one page contract b/w you too at an agreed upon rate.

new construction homes everywhere. many people waiting on the fence. once the rates drop its going to get crazy again.

Then you can do a 1031 exchange or sell it at a lower tax rate. 

Face the fear--get yourself in front of more sellers.Little by little, your presentations will become more comfortable, and your success rate will increase.  

Rates and fees are higher though.

The headache of playing peacemaker between 3-5 unrelated tenants doesn't sound worth the premium management fee; not to mention rent by room generally brings in lower quality tenants which require significant more management.With that said, higher rates are pushing investors toward rent by room simply because it's the only option for cash flow (at least in Denver) which is why I have so many folks reaching out.If you currently have rent by room investments or perhaps you're a PM currently offering rent by room, I'd love to hear your feedback and any advice you may have. 

Hey @Rick Dane, I second @John Underwood suggestion.Insurance rates are all over the place in FL right now.

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

I have a builder in San Antonio that offers a 4.75% interest rate on their duplex's.