But if there's an urgent concern and I can't get in touch with anyone, that's a difficult scenario to accept.Thanks again for the responses.

I don't have a most dog number but I did get a request from a prospective tenant with 5 ESA dogs and 2 cats. 

WEC has created work arounds - and because the facility is so spectacular - yet still affordable, they are booking all kinds of events throughout the year - concerts, dog shows, horse events in other disciplines, holiday open houses and markets, impressive calendar. 

We have a saying "don't let the tax tail wag the income dog".

I don't lend in NY (we do investor loans in most of the country and consumer loans only in FL, but we do nothing in NY), so I don't have a dog in the hunt here, but don't discount other types of loans, including a loan designed specifically for flipping.

I just solicit them with other stuff such as my dog.

As they say; when you lie down with dogs, you get up with fleas.If I only had $40K to work with, I'd find a proven flipper in a market very close to me and I'd lend him/her the money secured by real estate, using escrow and getting a lender's title policy.

We are parents to an 11 year old daughter, 2 dogs, and 3 parakeets and love that our house is like an every day enchanted forest.

As well as coffee shops like Bottoms Up Coffee are moving in and small microbreweries like brew dog and land grant.

While optimizing taxes, ROI, ROE, IRR, and all the other wiz bang math is great...is that the tail wagging the dog?