If so, I don't see what would stop you from moving into MFRs or apartments.Once you have a seasoned apartment, you don't need to worry about your personal tax return as much as my understanding is that commercial lenders will primarily care about the deal itself (particularly on a refi).

Just to clarify, I do not have enough income from real estate alone to scale into 117 units (and just to clarify even further, I do not plan to stop at 117!) 

I still bought 1-2 houses per year and stopped at 13 with about $120k/year in income. 

My hubby is a seasoned journeyman carpenter with a good number of contractor connections nearby, and he's eager to stop working as a Union carpenter and put all of his energy into real estate investing.2.

Seriously, Mike, have you ever heard of a lender getting all excited and calling a loan due simply because a transfer into an LLC owned by the borrower "may" have violated the due on sale clause? 

I don't have a ton of capital right now, and my wife is nervous about borrowing money even from family.

I have received word that borrower who defaulted on loan has accepted my proposal for a deed in lieu of foreclosure.

Other than that, these loans can vary quite a bit depending on what you want from this investment and what the borrower will agree to.

But that should not stop you from speaking to a lender. 

It is the same as you owning it personally.For your accounting you will essentially have 2 loans, the portion borrowed for the HELOC and the new loan.