It took me about three weeks on my first deal in my city from contemplation to close.

I would agree with you, that no matter where you're contemplating buying a property, due diligence is extremely important.

I am contemplating whether or not to create an LLC.

I am contemplating on cashing out my 401k that has less than 12,000 to invest!

I'm contemplating on refinancing a couple more rentals and pull out another $350k now.

I have been contemplating entering the vacation rental business as well.

The balloon payment is entered as the future value (fv), the yield required is i and the n would be 180, then solve for the present value pv.Add the two PV amounts together.You could figure it at a respectable yield for an investor and offer the note at that present value.Institutional investorswill pull credit since they are contemplating having a business relationship from a secondary transaction.Individuals don't have the ability to pull credit, usually.You can kiss the note, offer the note for sale with the guarantee that you will assume the payments and the note in the event of default.

For example:House AFree and clearGross rents = 600/monthAll expenses = 300/monthNet cash flow = 300monthMortgage tax deduction = 0House BWith MortgageGross rents = 1500/monthExpenses = 600/monthDebt Service = 600/monthNet cash flow = 300/monthMortgage tax deduction = somethingHouse B has a higher effective cash return after taking the tax deduction into account.Obviously, both houses can't cost the same amount to purchase, but this is a realistic thing to consider if you have $30K in hand and you are contemplating buying a low income unit all cash, or putting a good down payment for a house that costs four times as much.

I'm looking for a little feedback on an idea that i've been contemplating.

A good way to calm her fears is to approach the LL (a letter if she is chicken) and simply say that she contemplating on staying and renewing her lease and ask the LL if there is any problem in renewing under the same rents and conditions.I'm going to bet that since nothing has been said that nothing will be said and that the LL would welcome the inquiry.