How would the actual filing of an LLC assist you in the maintenance of your properties?

They don't care how many I have, but I have run into issues when trying to refinance an investment property with a conventional loan.

Clearly they did not want to win.Kerry Baird Be careful when using those site, they only use national average prices x location modifiers, ones you can figure out from a Craftsman book/series of books.

Hi Sasan,    I'm an architect working on an assisted living/ independent living and memory care development in the SF Bay Area.

But you have to be careful. 

I can't really speak to the private lending scene as I don't have experience with that, but it's not a bad idea to keep researching that avenue.One thing I would be careful about "riding the increase in home values in Philadelphia".

Obviously, this is all about what I can negotiate though I'm looking for a fair starting point... and also trying to be mindful that I should take care of the investor.I'd either need $260k to buy the property subject-to (but risk the bank calling due-on-sale) or I'd need $757k to buy it outright.  

It was in our lease that the tenants would take care of the yard.

Down payment of an Fannie/Freddie 1-4 unit is 25%, so if the lender told you anything else then they lied to hook you in.

A win for the investor (which can only be determined by finding out what their needs are for being a part of this and nailing it), a win for you (purchasing an asset using someone else's money), and a win for the tenants you are housing (making sure you take care of each and every tenant ethically and with respect).