The idea is to buy wholesale with a hard money loan that is 65% - 70% LTV (includes acquisition money as well as rehab money), fix it up and get a renter in it, then refinance to a 30 year fixed rate mortgage with a bank.Factors I know I need to accommodate for:- HML points up front- HML interest only payments (monthly)- Utilities- Insurance- Prorated property taxes (for the period before escrow is set up on the 30 year loan)- Loan origination fees (if these are not rolled into the loan)I have a near perfect credit score and zero debt, save for the revolving credit on my card, but that is paid in full every two weeks.My questions:1) How much LTV could I reasonably refinance out to?

Okay lets bend a little here and there accommodate good tenants and they will respect that and not leave me hanging.  

Specify what that means: keeping the unit in show-ready condition at all times, being as accommodating as possible when you call for a showing.

Did one of them come to you to ask for some kind of accommodation on the rent or help removing the non-paying tenant?

Basically put yourself in their shoes, they were uncomfortable, would you have expected it to be warm, did you get them an alternative source for heat.. and try and accommodate the situation and keep them informed of work progress.I doubt a concession for this would break you and if the tenants complained about this they had every right.

Perhaps, we were all a little naive in the beginning; it is good you are planning in advance.Student accommodations (rooms, apartments, houses) are a large part of our portfolio and I'd be glad to field questions and share learned experiences (like using guarantors instead of co-signatories) if you head further in this direction.

But if you are in the city next to a theme park let's say, then you are probably going to do better with 1 master with bath, a bedroom that can accommodate a queen/king and then a few bedrooms for kids.  

Also, visitors can not stay over longer than a week (to accommodate for holiday breaks and the like).

For example, entire schools were built to accommodate the booming population, only to have the jobs dry up several years later, leaving them with schools that had entire empty classrooms (anyone in the Dakotas will have good input on this as well). 

But I have only had 1 Unit change hands, and the move in/out was all back to back and all the cleaning agencies wouldnt accommodate the time line.