I am aware that mutual funds can be good as well, but I do not feel comfortable putting money into the stock market. ( I know real estate markets can fluctuate but historically aside from the crash have been relatively stable and increasing at a consistent slow rate )2) I have two sisters but I will be the one to take care of my parents when it gets to that point in life and I want to be sure that money is not an issue when it comes to getting them top shelf care, if needed. 3) Real estate gives me motivation that is long term rather than a project at work that is not infinite.

Your cash flow would decrease (due to higher LTV) but the decrease would be less than the historical appreciation of the S&P 500 (or other such investment).When you wanted to access the money it would be available (because I had liquid as one of the qualifiers).BTW I looked into HELOC on investment RE a few years ago and agree that there were not a lot of places offering it.I suspect you have done more recent research than anyone else on this site.Good luck

If it's worth $1.5m today, it's probably had strong appreciation historically.

these also happen to be some of the states that historically have experienced the highest rent appreciation.  

Is it a legal 6 unit  in zoning that only allows four units and if so is it grandfathered in because historically it was higher before zoning? 

Unemployment is at historic lows and you can't find work, C'mon man? 

Historically we have used modified gross leases for our office/retail building near Portland, Oregon.  

@Andrey Y. one of the dead giveaways is to compare the sponsor’s year 1 proforma and compare it to the property’s trailing 12 month historical performance.  

Make sure to get historical son all deposits for the rents, not just the rent roll, and I’m a fan of looks Nd at the current Schedule E for the property.

Being 3 units it is residential in size but the use is strictly commercial being historically just for students at UNH.