I will say although I now have less rentals, I am insured out the ying yang..

I  pad a little over the amount it would be so I know it's well within what it will be.

@Frank Yang there are a lot of rules to lending and the more you lend the more rules will apply.  

Become a student of design or be ready to pay someone out the yin-yang to do it for you.A hot date for me and my wife is going to Borders, buying a cup of coffee, and reading every home/building/renovating journal on the shelf.

., don't have to pad as much), they'll provide lower prices.Again, you have every right to do this (and I understand why you do), but as an investor, I'm always a little concerned when a contractor has to bundle material and labor costs to reduce his risk in one or both areas -- that indicates me (whether true or not) that they aren't confident in their line-item bids.Btw, if a contractor isn't confident on his line-item labor bid, I'd much rather him give me a fixed labor bid for the well-defined tasks and then hold off on pricing the areas that can't be well-defined until we get into the rehab. 

Account Closed  Mine is white with tan interior   Lori's is black on black  she likes black cars I like white car's  ying and yang

@Johan Yang He is over at Seacoast Bank now.

@Vickie Yang - Six months is the standard waiting period to get an ARV-based mortgage refinance and pull cash out, if your loan originator doesn't do anything special or exploit any loopholes or any of that. 

@Vickie Yang knows about this as she rents and owns property in AZ.

Many PMs will fee you up the ying yang and make up the missing money for them with lease up fees and other expenses all of which will be on your end.