I like 12 months - but our tenants are great so it's basically a guarantee for us that they won't leave.

You could do an offer contingent on inspection of the property or you could just ask to see the property before making an offer (this strategy would be best if you plan to offer on every property)  You could guarantee an offer this way.

This means no personal guarantee from you.  

Also this lender will have already gotten a TSG report ( trustee's sale Guarantee) and they may just share that with you...

It's no guarantee but it's a good place to start.

It’s typical gov’t red tape but the guarantee is well worth it.

While my preference is to do straight debt, which they can support over 10% guaranteed, I am also open to equity partners. 

helocs are generally easier to obtain and less costly than going through an entire refinance and closing process. you would be able to use it as you please long after this deal. for example, you could use it for this deal and then pay it off and do it again. futhermore, since it is on you primary, you will be able to get a better loan to value. do not quote me exactly, but a cash out refi you can probably do 75% LTV and a heloc maybe you can get into the 80s. once you go to refinance your investment property, you will still need to qualify even though you rehabbed it and already own it. that does not guarantee you or really make it easier to qualify on the back end. the lender i work with is not a conventional lender and would be able to look past alot of the things that conventional lenders will get hung up on (self employment status, etc). happy to share more or quote your deal!

So, sellers can also be asked to sign notarized affidavits personally guaranteeing the validity of leases and ledgers.So now, let’s get to the clause to include on your purchase agreement to make sure you get all this information in enough time toreview it.Seller(s) agrees to provide the following to the buyer within X days of buyer’s satisfactory inspection, but in any case at leastX days before closing: All rental leases, rent ledgers, tenant(s) valid phone numbers and email addresses, rental applications& supporting tenant identification, income and asset information, any documents corresponding to any ongoing legalactions pertaining to the property, leases, service contracts, etc., at least three (3) months of the most recent bankstatements for any account(s) rental funds were paid into and any company or corporate tax returns for proof of income andexpenses.

Originally posted by @Bruce Woodruff:Ok, but don't get anyone to do it that doesn't have Workers Comp (see other thread about this) My property manager is Berkshire Hathaway, I can guarantee they won't use anyone not licensed and bonded.