Also, I think the simple answer is just be able to refi within 30 days -- granted, perhaps easier said than done in some cases.Its the alter-ego issue of transferring the Title to the LLC as that pierces your corporate veil. 

Multifamily rentals is the niche and goal, i'm thinking about the endgame goal and how I can get as close as possible to the same buildings but in smaller scale. what I have come up with so far for the first investment is: Get as close as possible to a 6 unit building translates into 1 house with 6 bedrooms and rent out the rooms so I have 6 "smaller doors" since a 6 unti building will cost to much to start with, would you sat that this is a bad idéa or a good start ?

A precursor to major growth in a market is a city pushing to pass legislation that will alter zoning and allow more units in a smaller area, more flexibility for developers, more parking, mass transit etc. etc. just a few thoughts. 

@Ben Lake I would consider altering your strategy (or making this an additional one) by marketing to those who originated seller financed notes, 18-36 months ago.

Our big issue now is that the city is saying they potentially want us to:1) Rip out the entire garage door so they can see the framing (since he removed the load-bearing wall and they want to see that it's done properly), 2) Rip out the 9' shower so they can see the "shower pan" and verify that the piping he altered in the cement is okay3) Rip up drywall all throughout the house to verify that the plumbing and wiring he's already gotten done are up to code4) Rip down the fence and rebuild it from scratch with cedar instead of pine5) Rip up the laundry room so they can follow the piping from one side to the other as it goes to the sink6) Remove a lot of the ceiling to verify wiring since so many new lights have been added and existing ones were moved due to completely renovating the kitchenIt's honestly the permitting that's going to cost the largest amount since almost everything he did needs to be shown to them.

Assuming they approve this will alter your yard to a certain degree so it is adding a permanent structure that stays with the house when they leave.  

It is a life altering event and you want to show your appreciation.

Sacrificing tenant stability and consistent appreciation on the alter of short-term cashflow is a bad move, IMO.

You need to be able to tell whether an application fits your qualifications or not - what is it and how do you translate that to applicant communication?

Instead of agreeing to pay a flat fee of AGC, a buyer is able to institute dynamic contingencies that alter the AGC owed to the seller based on the scenario.