For instance, in CA if you don't have any employees then you are not required to carry worker's comp.

While not familiar with CA laws, most states have made this exception due to the fact that they often take care of seller financed transactions and many times they will carry back commissions and loans are generated for payment.

If the bank won't loan you the remaining $40k, you may be able to find a seller that is willing to carry it back by way of owner financing.

I sold properties and carried wraps or 2nds at a 10-12% interest rate with 5-7 yr balloons.

I was looking into the option of commercial financing and if that would allow me to have him carry a few % maybe let me do 20% on both or less.

You probably knew this but others might not.However, if you cannot take these passive loses they carry forwared into future tax years.

I know a local real estate "mogul" who carries a yellow pad of paper EVERYWHERE he goes even to the doctors office.

I've carried the smartmove product as an affiliate for over 3 years now so I'm very familiar with the ins and outs.

We carry umbrella liability on the LLC and each property is added to the policy as they are purchased.Based on my prior business life, I understand very well that one should have liability insurance of at least the value of the assets being protected.However, past a certain size, say 10 properties, it seems prudent to create a second LLC, third LLC, etc, in order to keep liability spread out a little and to in effect, increase liability coverage.

- Purchase price that carries a debt service = 20% of market rents.as to the OP, have you looked at housing in Hawai'i owned by military?