. - now I turn my focus to slightly higher end houses and traditional financing (cash-out refi I should really say)3) have access to 175k  to start making cash offers on larger homes looking for motivated sellers that want to move quick so I can get them under market value (shooting for 85% or 75% of market value if possible but may be hard... not sure)  - once a purchase is made I have two options (dictated by how good of a discount I got)1) If I find a house for 75% of market value then:   - use my line of credit to get the cash to purchase and then make interest only payments for 6 months waiting for the new home to "season". once it's seasoned, cash-out refi at 75% of market value pulling my initial vestment back out and paying off the line of credit.2) if I find a house for 85% of market value then: - commercial loan (5 year fixed rate, 20 year adjustable and slightly higher interest rates) on this new house as they will give me 85% market value with no seasoning, pay off my line of credit immediately then start making aggressive payments for the next 3 years on this new home with positive cash flow from all my other 3 rentals

And by following the correct steps above, it will be a lot easier to identify the right people because your equipped with the details from above vs just blind scatter shot of "I don't know" and leaving it up to them to dictate all those decision points for you. 

This varies, and can be dictated by state law. typically $150 - 250 (attorney states can me more).2) doc prep fees: This is to prepare docs, which can depend on the kinds of docs.

(dictated but not read or corrected for spelling and grammar.  

Simply allowing the market to dictate which property managers grow and prosper and which do not isn’t sufficient. 

Your lease dictates the amount of time needed to end a month to month tenancy as well as how much notice is required for renewal.

If i understand you are saying markets dictate what you can do for the most part.

Capitalism at it's most basic would dictate a correction of some sort -- an increase in supply, movement of consumers, lowering of expectations, decrease in price, etc.My primary concern at this point is what will the banks do over the next year or so -- THEY remember the bloodbath, even if it's faded from the memory of the average consumer.

I am paid right around the what the market dictates for a construction project engineer with 3 years experience in NYC, maybe a little higher given all the perks and bonuses.On the expense side, I bought a used economy car instead of new. 

As a new investor, I want more control over my investment than what the market has dictated.