Replacing the roof right away is standard practice for some I know -- it starts you off with one less thing to worry about later.

Standard is 75% LTV for investor refinance, but I have head 80% LTV thrown around and would like to know if anyone has actually worked with any bank with theses terms. 

Here is the summary; I am a commercial real estate agent in San Francisco where we are currently in contract ( CAR standard commercial property for sale purchase contract) and I represent both the buyer and seller for a commercial property in San Francisco.

Last year I purchased my first single family rental property with a standard 20% down payment.

I basically just save money from my job and the cash flow until I have enough to purchase another with a cushion and rinse and repeat.Question: After I get to 10 properties/loans, and I can no longer qualify for the standard Fannie Mae / Freddie Mac -- how can I finance additional single family homes?

That’s pretty standard out here.

The initial cashflow did not fit our usual standards, however we know that this house can and will earn us a good amount of cash flow ($400+) within the next three years.

I imagine I would need a standard 203k, as this place needs a full rehab.

All pretty standard stuff if you're not a slumlord. gosection8 has a good FAQ page here: https://www.gosection8.com/Main/faq.aspxS/F devil 

If it’s owner occupied the rules have gotten a lot more strict in past decade and states are also starting to crack down on licensing standards as well