I've found very competitive rates for my clients with this company, esp. if you are willing to have a higher deductible (but even their 1% rates are great):Home Insurance Solutions http://www.hisot.com/ 1-877-260-0808 or 281-293-7744

At tax time the interest on you HELOC is tax deductible.

I know the down payment isn't tax deductible, but I believe some of the closing costs and such are.  

The home was vacant but the homestead exemption was not removed and was later realized by the tax department, and penalties, late charges and interest were levied and a lien was filed.  

I have read that the interest on cash out financing may not be deductible.  

However the load bearing wall also has the sink/dishwasher on that side, so the inspector will most likely deduct that we are also planning some plumbing renovations and will require permits.

The buyer ended up paying to convert it back to a garage, permits alone were 900, my services ran around 7k for the conversion, he said he deducted 10k from his offer, just in case something had gone wrong with the living space, this case, he covered everything on a worst case scenario.

Also, you do not lose your ability to deduct depreciation, mortgage interest, and other expenses when you leverage.

As an individual, you get standard deductions and personal exemptions in addition to your business write-offs and the first (for MFJ) $18,000 is taxed at 10%.In a C-Corp, you lose the favorable treatment for capital gains.  

With paper losses, tax deductions and appreciation, imagine the numbers a year from now?