Cash out 4 to pay off 1, Fannie Mae financing, close, then cash out only #5 Freddie as a distinct 2nd step.

Why the distinction between a Corp, Sub-S and and an LLC, I don't know, but its the rules, so go with the flow?

Maybe I misunderstood, actually.I think your point is that if the loan payments are interest only (not fully amortized), then depreciation recapture would be postponed.Actually, I never thought of that distinction----I don't know whether that would affect the outcome or not. 

While these functions are related, they often involve two distinct types of professionals.While we've had a tax filing CPA for decades, we only just this year started getting from a company that helps us track and get reports on our daily transactions.

Okay we need to make a clear distinction here.There are similarities between auction houses but there are differences as well.There are about 6 to 7 big auction houses nationwide that hold auctions throughout the year in different states at different times.They all conduct the auctions differently in some respects.You also have really small local auction companies that do stuff locally but do not have the size and scale of the big guys.With the reserve not being met the owner can still accept your offer or counter your offer or decide to do nothing at all.Many properties go to auction already listed for sale and then the bank takes an offer already out there or re-lists it again when they do not get their price.Auction companies always proclaim how they get these great prices but what they do not say is how many of those offers make it to closing.Not that many.

To of already done so much at 21 is impressive.I spent years trying to figure out how to get into commercial real estate investing and I have discovered at least seven distinct path to get there.

The upside in these projects is increased value in the eyes of retail buyers OR investors as it relates to cash flowAppreciation can take many forms (long run, forced via improvements, forced via improved management, etc.) and is a valid and viable business model that should be maintained as a separate and distinct business from owning and operating rentals.

Looks like you have two distinct options.

I call them fireflies, though I'm not sure when I started doing that as I distinctly remember calling them lightning bugs in my youth.I call them vacation properties or short-term rentals.

There are distinctions which are good to know and ask.