Non-MLS or pocket listings ,cash quick closing.

Banks are asking for 40% down to get non-recourse situations or ~5% loans, while my investors all want 15-20% cash-on-cash, and Hard Money lenders who give anything in 8-9% are hard to find. 

USDA however allows non-owner occupied, but it has to be in a community of 50 thousand population or less.

I'm not an attorney but my understanding is yes, you can definitely do that, and I believe things like that happen every day.While I can see some possibilities for why someone would want to set things up that way, I do have the instinctual thought that it might be over complicating things.Technically the second LLC is another layer of asset protection, and maybe you have a very specific entity structure setup for taxes which would make it beneficial to do it that way (an LLC inside an LLC), but it's worth asking the question of whether these is much difference, or much more protection, than just having you (presumably a Mass. resident) be the member of the RI partnership LLC straight-out rather than having your MA LLC be the member.Also, depending on what else you have going on in your MA LLC it may be a disadvantage to have it be a member of the RI LLC from an asset protection perspective - if someone were to be able to pierce the veil of the RI LLC then everything in your MA LLC would be at risk.If you do go with the MA LLC as a member of the RI LLC, when you go to sell the property you'll have non-resident withholding - but you'd have that if you personally were the member of the RI LLC as well.You'll also need to be careful how you sign anything relating to the RI LLC - you'd have to be careful not to sign as member of the RI LLC but as member of your MA LLC, member of the RI LLC.

If they didn't qualify, it was non-refundable.

Even if this is the correct treatment, it might be good time to sell some of your property so that all the capital gain is offseted by the entire loss.

In the current financing environment you would think that condos and townhomes are perfect price range for first time buyers, but few are FHA approved any more and some are what we call non-warrantable which makes financing more difficult. 

Once the property is a non-owner occupied property, ELOC are much more difficult to find. 

I’m new to real state investing and I’m looking at a property in sac that is a non-conforming duplex.

Especially because most of my investors would be family and friends and non-accredited.