well to be honest I have been looking at FHA loans the only reason I did not entertain that idea was that again I do not have a sufficient down payment even at 3.5% and was thinking if there was a way to finance it without saving up for the initial down. and what I was thinking was after taking getting money from a hard money lender refi after 6-12 months so id be able to get the lender their cash back. is that a silly idea?

It may be worth entertaining short-term or vacation rentals in those areas though.

In the fourth post down in this thread, I note how we naïvely took a recommendation for an attorney simply from others who had seen and were entertained by him at a local REI club.

I had to miss the webinar but the awkwardness sounds entertaining!

His own GC business has creative clients, and it didn't seem illogical to me because of the entertainment-centric nature of this city.

I showed both of Michael's posts to my agent of 30 years who carries both business and personal policies for me.....I require renter's insurance evidence before keys, and require 'named insured' status in the lease language, I should ever entertain allowing a dog, then there has to be a rider for that animal.....His take: the way I do it means I'm covered for damages to my properties beyond structural and basic 'landlord' coverages including loss of rent in the event some yokel has a kitchen fire, I'm not liable for personal property of a tenant or guests,nor am I liable for any liability situation they should cause. 

That makes sense.Yes, they can entertain backup offers.

At this point we are only entertaining all-cash offers $50k over asking" Richmond has been identified by investors, especially those representing foreign investors, as a safe place to park your assets.

If it is within reasonable vacinity of the entertainment parks and attractions, several units could be rented as vacation rentals which would bring higher income, but also higher time expenditure for management. 

Meals and entertainment are 50% deductible, I believe.