Question is: if I have one of these LLC (owned husband and wife, in a non-community property state), but it's a just a passive LLC - such that all it does is owns public securities (ie, our brokerage accounts are titled in the name of the LLC), does the same rule apply?

Most owners are local and therefore “hot” money or out of area players are not yet chasing Pittsburgh assets, keeping prices favorable.References United States Census Bureauhttp://www.cmu.edu/news/stories/archives/2017/august/economic-impact-report.htmlMarcus & Millichap 2017 Multifamily Investment Forecast2017 Commercial Real Estate Trends Report by Integra Realty Resourceshttp://www.pittsburghmagazine.com/Pittsburgh-Magazine/September-2017/Staying-CMU-All-Eyes-on-Carnegie-Mellons-Future/http://www.nextpittsburgh.com/features/pittsburgh-developments-watch-2017/

Even if you manage to find an office with an existing tenant, their lease could be approaching expiration, and without plans to renew, it can take an incredibly long time to secure a new tenant for the space.

However, there are ways to leverage SBA loans so they can buy a new primary and then look at their current property as an investment property and secure a DSCR loan to redevelop and rebuild.

HUD 4000.1 (I believe) is the latest HUD handbook and it goes over all requirements for originating the loan, including but not limited to occupancy requirements and exemptions.FHA occupancy : "At least one Borrower must occupy the Property within 60 Days of signing the security instrument and intend to continue occupancy for at least one year."

You can borrow  against a 401k or another property you own for example, but that would a secured loan.

Hello fellow investor,Thank you for your interest in learning more about our company and how we secure funding for our clients.

Do you have a CLUE how many big players still make a fortune wholesaling?

What strategies do you recommend for securing hard money loans for spec builds?

If your goal is financial security for your family, how do those things further or impede those goals?