Large gifts, including real estate, may benefit from structuring around this limitation.

Quote from @Jack Krusinski: When my rental properties are in a situation like this, I make an effort to create a structured and aggressive payment plan to help tenants catch up.

I’m currently looking into the best ways to structure guest payment flows to ensure legal compliance (that may restrict non-licensed property managers from collecting rent directly) and seamless operations.

As far as refinancing, you can either do a conventional loan where they use your debt to income / DTI to qualify or you can use a DSCR loan which structures the loan off of the rent versus income ratio.More info on DSCR loans: DSCR loans won't use your income to underwrite the loan. 

They can guide you on tax advantages, asset protection, and multi-state strategies.A HELOC is a smart way to leverage your equity—ensure your financing structure aligns with your long-term goals.Since you plan to add multiple properties annually, consider setting up bookkeeping and financial tracking systems early to streamline your operations.Best of luck with your BRRRR journey—it sounds like you’re off to a strong start!

I probably won’t structure my next deal this way, I would rather just own the property and have more control of the project.

My househack I structured a bit differently on the lending side to make it work better for me, so if you have questions on how that might look happy to help.

One additional thought: a disregarded LLC might work for you if structured correctly.

I’ve built relationships with top-notch realtors all over, and once you’re not tangled up in confusing insurance structures, it’s a whole lot easier to jump on the next right opportunity.

Add in many/most jurisdictions are (I believe incorrectly applying the law) mandating the existing structure be rent controlled (assuming it is over 15 years old).The reality is virtually all RE investments will do better than adding an ADU.