So let me start by saying I have been a member for a little while but haven't gotten a chance to become engaged in the forums.  So i feel as if i should introduce myself properly, my name is Randy Donatelli and I am i...

@Bill HaywoodYou should be able to refinance with a tier 1 commercial lender (Big-5, Canadian Western, etc) for better than a point less than your private mortgage.  

Pat,As an Investor and Realtor, I can tell you that aside from great school districts which always do well, the western area of Orlando (which is on the other side of Disney) is poised for huge development.

@Christine Heartsill Full disclosure I've been an agent for a major wholesaler- New Western Acquisitions, here in Houston for a good while now.

@Hem KumarIf your IRA purchases a property using all cash, it can in the future obtain non-recourse financing against that property and those funds could be used by the IRA to acquire a 2nd property.You would want to speak with the non-recourse lenders specializing in this type of lending such as North American Savings Bank and First Western Federal Savings to learn about how much equity you could pull in this type of a situation.There is no conflict with IRS rules in this type of scenario, assuming the 2nd property is also owned by the IRA and not by you personally.The use of debt financing in an IRA create exposure to taxation known as UDFI on the portion of the income derived from the borrowed money.  

I'm in the western burbs of Chicago. 

Tommy’s is attached to the western side of Oakland Nursery.

Most of this growth is being channeled into the western urban county.There's enabling land use legislation in the works: As of today, Snohomish county is nearing the end process of lowering the lot size minimums for Duplexes to the same size as SFR, instead of 150%, so conversions should be relatively simple to permit. 

I was figuring something like the banks figure (0.75 x net income - PITI = cash flow) using 50% means I would need a smaller mortgage for it to be financially self sustaining.Maybe I should look into doing a couple rehabs initially that I would sell outright to grow some capital and continue on in a smiliar plan as above, but borrowing less.PS - I should mention that I am in western NY where the real estate market has minimal fluxuation in either direction historically.

I am wanting to learn more about commercial short sales in the western U.S. - particularly Arizona & Nevada.