If it is a credit/equity line, you could provide a lender letter that the funds are available immediately for funding - and cured any recission period. 

The plan was to pay cash, refi out and use that to improve the property. 

Clear opportunity for improvement How did you find this deal and how did you negotiate it?

The better the rates, lenders generally want to see more experience, higher credit, occupancy and DSCR requirements. 

We will then, as the units turn over, get rents up a good bit further with additional design improvement renovations and hopefully reno into lower interest rates when they drop or at the very least in 5 years on our 20 year we'll have paid off enough to refi into a smaller loan.That is the only kind of smaller deal we can find in neighborhoods where we want to buy now. 

I'm 53, married with 2 kids less than 17 years old with debt only from purchases on credit cards and my home.

If the fence is shared and in bad shape, framing it as a mutual improvement could help.

The binary choice was not a good one, but I wouldn't anticipate some remarkable improvement of fiscal responsibility or operational efficiency in this second act.Before I post, remember all - you can talk policy but not denigration of parties/personalities.I think your points are well stated.

If I recall correctly, Rent Redi even gives them the option to pay using a credit card. 

However, you can claim a tax credit on your California return for taxes paid to Oregon, mitigating double taxation.If you only plan to own this one property, consider using umbrella insurance as an alternative to an LLC.