Drywall installation and finishing is harder than most people think and whoever did that job - see the tape showing - didn't think too hard about it. 

unfortunately, I think you are right - it's a difficult market for investors, period. 

A few things we’ve been thinking about* Appreciation > Cash Flow: We care more about appreciation in a few years as long as cash-flow can cover occasional cap-ex.* Low Hands-on operation: We prefer minimal hands-on engagement.

I suppose your LLC could be the property management company - but I think you are just over complicating things.

@Patrick Drury what did you think of Propertyware and Rent Manager?

Quote from @Mary Jay: Quote from @Jay Hurst: Quote from @Mary Jay: hi guys,so I have a lot of equity in one of my rentals but the interest rates are super low on it. so I dont want to do a cash out refinance on it because I dont want to lose the 3% interest rate on it.I want to get some cash out of it via Heloc or another vehicle,  so I could buy another rental, but its not my primary, so I cant get a HELOC on it from lots of banks....I think PenFed does helocs on rentals, but because I have more than 5 rentals, I dont qualify for their HELOC loan.IS there a bank that would give a HELOC/cash on a rental?

Also provide tons of good / detailed photos along with property details critical for the investor to make a decision. 

I think Landlords are better off using strong policies, knowing the law, acting quickly and professionally.

Is my thinking correct that homes in highly appreciated areas won't benefit as much from Cost Seg. 

I am unsure how you think this can recover a negative equity position any time soon.