Taking a bird's eye view of your portfolio through the lens of your goals, will help you determine if a refi is the best option.But this step would require specifics, which may not be ideal for a forum post.  

Let's break this one down through the lens of the JV structures above:(1) 50/50 Split: The capital provider is looking at the prospect of a mere less than 12% expected return because they are absorbing 100% of the 15% risk of capital loss and only 50% of the 85% probability of gain.

Want to avoid HML unless the property is too run down to get lending from a bank.i need a little help focusing the lens so to speak bc I think I can come up with something creative, I just need a little advice.  

But once you have the knowledge of what you qualify for, start looking around the areas that interest you and start the conversation with your husband on what you feel you must have when purchasing a place vs what would be nice to have so you can look through that lens as you shop.Lastly I would suggest that even if you are qualified for 900,000. there is no need to go to your limit.

History and experience have a huge impact on the lens through which you view these things.  

Does anyone have any experience using a wide angle lens specifically made for iPhone 7 Plus?  

But look at it through a different lens.

I guess I just look at most of this from a very conservative lens.  

I found that if I am looking at these properties with a different lens, then the opportunities seem to come available.  

From there it's up to each investor to look through their respective lens and decide what matters most to them.