I don't know what you mean by "conventional portfolio" lender (sounds like an oxymoron to me, as a "conventional" lender is the opposite of a "portfolio" lender), but I deal with a local portfolio lender (a local bank) and they routinely do cash-out refinances for me within 48 hours of me buying a property...So, it's untrue that you can't find a portfolio lender who will do a cash-out in less than one year...Now, that *may* be true for conventional lenders...I don't know...

They require special roofing materials and will need routine maintenance more often.

We have been here for more than 3 years and love it, although the 140 degree summers do get a bit uncomfortable.

Our score dropped to 650ish, BOA cancelled/froze 4 heloc's and dropped a credit card limit from 50K to 14K (after a routine check).

@Jon; so the 50% rule came within 5k of my number crunching, and I bet you spent all of ten seconds on it :roll: I still am not completely comfortable having no comps, but not uncomfortable enough to walk away either.

The problem is, these unimportant tasks ultimately become part of your routine, and not only are you using them as time fillers, but you're prioritizing them over important tasks, as you've lost the perspective of what's really important.If you can get your brain to accept that you can accomplish just as much -- if not more -- in fewer than 40 hours, and if you can overcome the stigma society has created about having to work at least 40 hours per week, you may realize they you can achieve just as much success in far less time.

Some less so, like routine maintenance.

(Maybe I'm being naive though, and that happens routinely.)

It's because when picking up late was free, there was a social pressure between the parents and the staff that made late pick-ups uncomfortable and inconsiderate.

This isn't a routine eviction for non-payment and you need good legal advice, like don't say anything.