The RAFT money would better utilized in a case of emergency.

This can be an incredible tax benefit that is being under-utilized because it is complex.  

Now I'm getting to the point where it's starting to impact my credit score due to high utilization so I'm going to refi 3 properties and pay off all the cards.

I also make sure I make my desire to buy properties known to those working in the city offices, utility companies, code enforcement officers, police officers, and others who are in positions to hear about potential properties.

Additionally, there's a fixed self-employment tax.Income Tax: 22% * $70K = $15.4KSelf-Employment Tax: 15.3% * $20K = $3.06KTotal Tax Due: $18.46KRemember to account for any state taxes as well.To defer taxes entirely, you could utilize a 1031 exchange, which allows you to reinvest the proceeds from the sale into a similar investment property, thus deferring the tax payment until a later date.Example #2: Long-Term Capital GainsNow, consider a scenario where you hold onto the property for over a year.Project Details:Property Cost: $70KRenovation Costs: $50KResale Price: $200KProfit: $80K ($200K – $50K – $70K)Since self-employment tax doesn't apply, you only need to calculate the long-term capital gains tax.

You may have to go creative rather than conventional, but depending on where it is and what you are doing, you may be looking at anywhere between 100K-300K in soft costs (permitting, design, architecture, utility hook ups, etc.) and a construction budget of probably 1 Mil to whatever, once again depending on what you are doing and where. 

One bad decision can kill the profitability of a unit for years.What happens when someone needs to be there for a rental inspection, or for the utility company to inspect a meter - do you go yourself?

We have a "side yard" exposed to the street that is about 1500 sq/ft and not being utilized (currently there is a large mulberry tree that would need to be removed).

If a commercial property such as 9+ residential units (such as an apartment building) or not residential, the below doesn't apply. 9+ units typically take extra expenses into consideration such as management fees, utilities, etc. 

I would recommend utilizing the find lender tab.