For POF I went to the bank cut cashiers checks made out to title co. memo'd the property full price on each cashiers check... took copies of them then sent them in as POF... that created a tilt.. but after running it up the flag pole they figured cash is cash and cashiers checks are cash so they accepted them as POF.So this month I win a few more bids and do the same thing... this time they won't accept them I tell them they did last time.. but no joy... so I had to then send them a copy of the account statement.. which is I guess what I should have done in the beginning but I wanted my deals to stand out and I thought the cashiers check would do it....

And I would view efficiency more as a added factor that could tilt them to take your unit, keep it filled longer, and rent faster (not anything that would necessarily justify higher rents, the way extra space or bedrooms might).. 

This means you have to extend and tilt your neck in order to see, hence my sore neck.Do me a favor: always wear a mask when you go under a house.

., with some tilts towards smaller sectors.

, metal railings and balustrades - not to code, HVACs - all failing due to the tilt of the foundation pooling the oil and keeping them from being lubricated properly, etc, etc, ad nauseum.That being said, we've gone back to the seller with two options: them repairing the roof, foundation and windows with ~5% off the contract price, or them selling it to us for a song and we fix everything.

He would be nearly putting in making sure that it's tilting the right way to drain properly and put up the cosmetic molding.  

I know my personal umbrella has a specific limit on the number of residential properties I can own (defining residential as 1-4 units), so an apartment would not fit there...also, with that scale (25 units) you have the amount of traffic, people, guests, etc , so the llc appears prudent, but I hear you on the simple notion of it being in your name with the commercial umbrella (however, I think this would then invalidate your personal umbrella unit limit if you tilt the apts back In your name)...on the duplexes and two single families, I think a great landlord policy (with all the bells  and whistles) topped with an umbrella (even 5 million is pretty affordable with the firm I use, called RLI...no interest in the product FYI)...That allows easy tapping of the equity. also, much may depend on the risk you see with those small rentals and what feels right for you (and your property portfolio shows you have great instincts)..I like your use of professional services and you may have done this, but perhaps have your policies and situation examined again by the best insurance law expert in your region or state (I would look for 20 plus years, av rated, a person the major entities and large insurers use in your area)...

We also have clients who do commercial tilt ups, tenant improvements and we have one client that provides us with large scale exterior apartment repaints, 300 to 500 units.

I won't be investing in the riskiest/most supportable asset subclasses such as hotels, and tilt my portfolio the ones that have historically been more stable such as multifamily and single-family housing.

I would try to get the scales to tilt into more of those 12 being Section 8 units than not.