Russ,   do you use an TC  transaction cordinator is that a common practice in your market with top producers like it is out west..

They have plenty of equity in this primary residence and do not want to pursue a heloc or REFI due to credit issues.

If I had to boil all these down to one issue, I would say it's self-awareness.

Quote from @Jay Chung: Software is a common question on BiggerPockets.

I could technically get $332K out, so this leaves a little meat on the bone to cover closing costs, potential unexpected rehab issues, etc.

Ive seen many properties with this issue and never had a problem or could be easily repaired

Send me an email and I will tell you my opinion on this issues.  

I see your situation as different from situations where a rent payment made by a personal check that got lost in the mail, because in that situation, the tenant can simply cancel the prior check and issue a new one to you.

Still not sure what direction I'll go, but STM is definitely on the table - thanks for the insight.Do you think cash flow opportunity changes if you are able to purchase higher priced properties and get good rates/put decent down payments on, or is it just a Denver/high price city issue.

I was going to try to rent out ADU as MTR to travel nurses since the house is close to hospitals and accessible to MUNi bus line - not sure the MTR part could get around the rent control issue since the main house is LTR.