Periodic site visits.

@Tyler Case you would need to be in a deal for the long term on a rental where you have a 3-5 year hold period.

Do you know if their payment issues are from them choosing to pay or if their pay-periods are more sporadic and just don't line up well with the rent being due? 

Think about how many times during that period of recovery there are CAPEX, or vacancy, etc... 

When I explained that i was an investor, with some brokers it became very clear we wouldn't be a good fit --- the broker just wanted agents that would close deals, lots of deals, period. 

And a refinance in the future is likely (our government can't manage the country with high rates for extended periods). 

That way you can bypass a bridge loan.I have borrowed $50k from my father to float some of the purchase of a Dental practice my wife owns...we simply pay into an account that we use to periodically pay him back lumps sums.

HELOC rates are fixed only for a certain period of time and then adjust on a monthly basis.

Here's a PARTIAL list:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Business income tax preparation and paymentsStaff payroll & payroll taxes Time Tasks: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why taking so long, and more & more & more...

I was the only serious tire-kicker on the deal across an 18 month period.