Hard money’s fast but pricey, so I’d reserve it for deals where speed trumps cost.

Think from a bank's perspective.A owner-occupied 30 year mortgage is at risk of the borrower losing their income becoming disabled, any number of personal crises.A rental home 30 year mortgage is at risk of the same issues, but you can boot the tenant and find a new one -- thus resolving the issue.I'd argue that rental mortgages are far less risky than conventional mortgages, and the fact is a conventional mortgage is ensured by the federal government "ironclad" so the fact that the pricing is the same when a rental mortgage doesn't have that federal backing really speaks volumes.Let's fund one!

@Kevin Duke Since Subject A’s $6M net worth is below the federal estate tax exemption ($13.61M in 2024) and Florida has no estate or inheritance tax, Subject B can inherit the property tax-free with a step-up in basis to the fair market value at the time of death, eliminating capital gains tax if sold immediately.To avoid probate, Subject A can use a Lady Bird Deed (Enhanced Life Estate Deed) or a Transfer on Death (TOD) Deed, which allows automatic transfer to Subject B while retaining full control during their lifetime.

That would knock off 4%-ish from the federal ordinary income tax rate...More info from FTB: Help with pass-through entity (PTE) elective tax (PTE tax) | FTB.ca.gov

Fannie Mae (the Federal National Mortgage Association) and Freddie Mac (the Federal Home Loan Mortgage Corporation) are two government-sponsored enterprises (GSEs), established in 1938 and 1970, respectively.

Can gift funds be used for reserves?

Let’s start with CompliancePrompt:[1] You are an expert in the federal and state taxation of landlords owning rental property [you need to tell the AI what is expected].[2] I am a CPA, with expertise in taxation of real estate [unless you want a watered-down response, tell the AI that you want a granular response][3] Use IRAC format [This is used by attorneys.

They seemed good, and looks like they have prior experience managing the building I’m buying (based off the leases that were submitted to me) but way to expensive to what I’m use to … $137 - $184 per door (over 10%) and then $750 per door for the maintenance reserve. 

The issues that most run into though is the property doesn't cash flow enough to support a higher LTV or most lender require a minimum FICO to qualify for the higher LTVs... some lenders have other experience requirements and reserve requirements as well... all depends. 

Defense contractors gobbling up hundreds of billions of dollars in federal contracts while making civilian aircraft that falls off the skies, because they want to cut corners and squeeze every penny they can out of production?