County, State and Federal rights supersede the craziness that some random liberal city council & Obama impersonator try to pull. 

However, you need the temperament/skills to pull it off.

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.

That is money you could be getting as rent.. instead they probably keep the rent a little below market so they can pull more money for themselves/ the PM company.  

We want to pull the trigger and start investing in Japan.

You'll likely pull a few hundred extra dollars and will will get shorter leases that could work better for your traveling.

Our first accepted offer was a 320 unit deal that we contracted, put up non-refundable (yeah, I know) earnest money, and thought we had our financing and money in place to do the deal.  2 weeks before closing a major (several million) partner pulled out leaving us short of the funds needed to close. 

You can do a cash out refinance an pull the cash out of any of your properties. 

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.Happy to connect to discuss further. 

I am actually doing a flip right now and hard money lender isn't the easiest to give us a loan for the rehab (draws verse pulling all at once, which is normal).