That is why people describe the commercial space as more of a dog-eat-dog environment.

I am not suggesting investors shouldn't use entities, but the entity formation structure @Carlo D. described is more  complexed than the formation structures my last employer utilized and they owned a portfolio that exceeded $1B.

@Charles Flaxel Vibrant is not a word I would use to describe Lawton, OK.

@Andrew Steffens and @V.G Jason what you both described is an outcome of which levers do you want to pull, time or money.

Sec. 1.168(i)-6(i),” and describing the property.When to Recommend or Decide on a Cost Segregation Studies When a property is acquired using a Sec. 1031 exchange and cost segregation is also considered, taxpayers and their tax preparers should contemplate maximizing the basis to which the cost segregation study can be applied.

Quote from @Bobby Burris: Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...Read a few books on real estate investing to learn the power of leverage.

Hi @Rhea Jeong,The situation you're describing is actually pretty common, especially for first-time investors looking to maximize their purchasing power.You’re correct that some lenders will consider a portion of the rental income when determining how much you can borrow, typically in the 75-80% range especially for FHA loans.

A good agent should be able to present multiple options and describe the pros and cons of either option/policy (whether on admitted paper or non-admitted paper).I hope you find this helpful.

No, I think it is their self described "band of scrappy bankers and engineers" actually just trying to create a white label service where the QI has no liability and no effort to expend other than holding the money in some account doing heaven only knows what to make their profit.  

However, the scenario you described could be achieved with most of the local HMLs here; I don't think you needed to pay 16% for that.