It didn't make sense to have my hard work potentially destroyed by a tenant for a couple of hundred a month cash flow.

I am having a hard time finding a lender. I have 5 mortgages right now on 5 properties and have a very high debt to income ratio. My credit score is 790 and can put 20% down but prefer less.What is killing me is my de...

great job S P. you wont regret it welcome to BP 

I would be surprised if you wont get money back, considering that your expenses (even without depreciation) are higher than the rental income.Also see if you can increase rents on the property, and make it profitable year after year.

So many rely on lists blindly populated from an internet source, but most wont just go get in a car and look for deals themselves.

You actually wont be able to borrow money in the states until you're 18, but past the age, the first thing a lender is going to look at is ability and intent to repay and, while $11.50 and $4,700 saved is impressive at 17, its not going to give a banker warm and fuzzies about loaning you $100k.  

At this point I can still roll the dice of what California does not know wont be taxed or register the single Nevada entity as a foreign entity doing business in California and pay the $800/yr California tax.As I understand it, California tax law comes into play because I live in California so California deems any gross income coming to me is fair game to tax.Another scenario and ultimately what I will likely go to (no matter where I live), once I achieve a level of income that will sustain it, is a Nevada S-corp holding company.

I wont be refinancing my own home - just my investment properties.I just want to put that equity to work so I dont have a certain dollar figure in mind.

With that being said, chances are I wont even be able to break even every month.

So you can talk to a hard money lender but the funds wont be confirmed until the property is!