If you use water base, the water in the paint dissolves the particles and it floats back to the top of the paint.

Your DTI probably isn't too far off from being able to float that for a while.

I don’t think I will have any issues selling my portfolio at the price that I want, I have already done a little leg work on that end and called a few investors whom I know and floated that I could potentially be selling.

Just be sure to check the contractor's reputation, as always.Also make sure the deposit gets used up in the early draw schedule and does not "float" through your entire project. 

I have an excellent credit score but I'm not in a position to float a property's expenses, so cash flow would be the ideal end result of whatever method I take.I'm open to any and all suggestions for what you would do with a 100k 5.5% loan.

As syndicators who had floating rate debt need to fix, they can't cover DSCR, inject equity at pref rates.

The most typical commercial fixed rate is for five years, and then an additional 5 years floating for a total term of 10 years.

Maybe you want interest only periods, or floating rate debt or amortization other than 30 years. 

As far as I've seen, I've yet to see any HELOCs on the market that promise 3.75% fixed for any period of time, some offer prime minus but it floats with prime anyway.Opinions ?

You'll need to float money for 3 - 6 months but you'l get it back.You look in markets like Pitt, Montgomery, AL, OKC, where you can get distressed houses for like 75k - 100k and put 50ish in on a rehab with that 200k+ value when done.On the bridge loan you'd lay out 20% of the purchase price, let's say purchase is 90k - so you put up 18k plus fees and closing costs call it 22k.