I also have a good friend that's excelling this as well - but you will have higher turnover and not many tenants will remain for an extended period of time.

I understand I could cash out refi but with time lines extended, banks tightening standards on cash out, and our need for a faster solution I’d rather put the property, which has significant equity, down as the leverage for a new loan for purchasing a new property.We have a rent roll option with 25% down at 7% interestHard money at 8% but only for 6 month time frame.We’d like a more competitive option that uses existing assets rather than typical credit standards.

If I have leases come due in the fall or winter, I usually have the renewal extend to May or June.

We are trying to beat the extended 1031 identification deadline of July 15, and she doesn’t want to be stuck with the tax hit and no replacement property.

My original thought was to get a traditional bank mortgage, pay the down payment myself and extend my lines of credit or pay out of pocket for the rehab costs. 

Please note that per the multiple loan rules, the amount of the loan must be reduced by the highest outstanding balance of any other 401k participant loan over the prior 12 months (regardless of whether such other loan is currently outstanding).Monthly or Quarterly Payments: The loan must be paid back in equal monthly or quarterly payments of principal and interest.Interest Rate: The interest rate is equal to prime plus 1% (or CD rate plus 2%) and is a fixed rate that is set at the time that the loan is taken.Term of the Loan: Five-year term unless the proceeds of the loan are used to purchase a primary residence in which case the term of the loan may be up to 30 years.First Payment:For monthly payments, the first payment that would otherwise be due is delayed until January 2021 (e.g. if the first monthly payment would have been due on May 15, 2020, it will be due on January 15, 2021).For quarterly payments, the first payment that would otherwise be due is delayed until the first quarter of 2021 (e.g. if the first quarterly payment would have been due on May 15, 2020, it will be due on February 15, 2021).EXISTING LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.If you meet the above conditions:You may delay making any 401k loan payments due between 3/27/2020 and 12/31/2020.You must commence making loan payments in January 2021 (or the first quarter of 2021 if your loan payments are due on a quarterly basis).If you elect to delay making such loan payments, the term of your loan will be appropriately extended.

Did this extend your seasoning requirement for the refinance?

The Governor of Indiana just extended an order preventing evictions and foreclosures. 

They provide a Deed of Trust(ownership of the property), you get interest for the duration of a flip or project.

Could take 2-4 months but it's effective and drastically increases your scores.Too much debt is easy since you just pay down the debt quickly to decrease your DTI ratio.Late payments are the most difficult of them all because they just require your basic father time - to a potential lender, you need to demonstrate that you can pay bills consistently on time for an extended period of time since your last late payment.