I recently learned that the safest seconds are those where the first is performing, and there is enough equity to cover both the first and second position.

It's a bit of a gray area for some attorneys, and they think it improper to possibly put an owner in that situation.There are some real positives for doing a Sub2, even with a due on sale clause, but both the buyer and seller should be well informed of the potential gains and losses with the method.

The reality is LLC's have positives for sure but they do have some negatives. 

(The ONE positive thing I did, over my husband’s objections, was to start education savings plans for our children that paid for their freshman years of college.

This would mean digging a hole in the right place and planting the existing mailbox at the correct position.

There is a good equity position and stable tenants, I just need access to lower cost of capital for a property like this to make these properties cashflow.I am willing to do them together or separate or lumped in with another residential property that I currently own that is cash flowing around 550 a month over the mortgage as well.Thanks in advance!

When getting a HELoan or HELOC, you are putting your house up as collateral should you default and that lender takes a junior lien position to your current mortgage and property taxes.

If I had done this, I would've charged roommates a little less but would have had a positive cash flow instead of paying $50/month and still been living better than all those who pay thousands to stay in the dorms. 

It is the only entity structure whose rules allow the business owner to take a “reasonable salary” (subject to social security and medicare) and then take the remaining profit (often as much as 50% of the remaining income) out as distributions not subject to self-employment taxes.

If only there were communities like this years back when I was in a different position, but alas here I am.