Could you imagine the next elected president bankrupting the country and all the banks calling all notes!

Just look around locally for smallish banks and call and ask to setup an appointment with their commercial lender or president and lay out your situation for them like you did here and let them suggest the best loan.

I hope this is the correct forum.I am trying to get the paperwork in order so that when i find a deal that i elect not to use (or cant use) conventional financing and an agent on, i can use the cash from an associate of mine to fully fund the purchase of a SFR.  

The latest post-election surge in optimism puts the HPSI at its highest level since its starting point in 2011," says Doug Duncan, Fannie Mae's chief economist.

Condos have budgets.Condos are run by folks democratically elected by HOA members.Democracy and budgets are a toxic mix, look at the national budget of any democratic country on the planet for confirmation.I have no idea how you would budget for "random special assessments for thousands of dollars because the HOA members voted for people who would minimize monthly HOA bills rather than budget to repair and replace things as needed."

In the $300K-500K it's more balanced and over $500K is still a buyers market for the most part.There are a few good wholesalers finding deals for investors (Rodrigo who isn't active on the forum any more is the CRIEA president now and runs Asheville Cash Buyers.)

Really, what I'm trying to figure out, is whether or not I elect to have the LLC treated as an S Corp in order to avoid double taxation on income & profit while gaining shelter for business expenses I'd presumably spend my profits on in the same tax year. 

@Jason Clemens  I am the president of the local reiA group called CaRPOa. 

Using some accounting package (I'm on QB 2009), there's a summary report of who owes what and a detail report on receivable aging.On the first of the month you create Invoices, then Receive Pmts as they arrive (or at least accurately note the date received if you elect to batch process).Anytime you open the books, just click Summary Report.

To keep you from traveling a bunch I would choose a turnkey company that has experienced in building and maintenance or in a city where someone that's would help me.It's kind of hard to say what the future holds but I would be reluctant if Donald Trump was elected President and put a wall up to restrict immigration I would be reluctant to advise you based on that moving to Texas would be good.