Perhaps HELOC on current property, sale of some under used personal property, etc.HML terms kind of scare me.

Hi all, My relative wants to combine their $500K personal exemption & a 1031 exchange to liquidate their rental properties without paying taxes, but they are worried about missing the180-day time limits for the 1031 exchange, so they want to involve their son-in-law (SIL).

Quote from @Terra Padgett: If I had $1M to invest in real estate, I would ______. build ground up single family with half and ground up 3 units with half. allocate 500k for each venture in one city where economics are favorable for build to rent 

I personally know several people paying $800-1000 for a single bedroom.

When you a primary home that you've occupied 2/5 years you can exclude up to $250k tax-free if single ($500 if married). 

There seem to be more strict rules around the DSCR ratio and LTV compared to single families.

Like Michael mentioned if you are just reporting on schedule E/C on your personal return- a balance sheet isn't required; so full double entry software isn't required (but still helps). 

Recently one of my clients purchased a $120k single family house and is currently renting it out for $1550/mo.

Did your borrowers mention securing your investment with a recorded mortgage or deed of trust, personal guarantees, lender’s title insurance, or anything else?

Most North areas above Vineville Avenue are single family and multi family units ranging from 50K - 200K (Class A).