If you can't get a traditional lender right now, how confident are you that you can get a traditional loan in that time frame in order to refinance?

See item 14. 

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

As with most locations, it is likely seasonal so be prepared that it could be vacant during off-season, or at least your rates will be a lot less.Start with this expense/asset items and analysis. 

The benefits are substantial, and the same traditional LLC case law will generally apply regarding liability shields and piercing the veil of a Series LLC. 

Most other items are negotiable but on most SFR, the tenants typically pay all utilities.

If you go the route of a refi, most lenders will not go anywhere near 95% LTV so a traditional refi is probably not the best option. 

.- water efficient heads- Chicago controls thermostats- coin op laundry was our move this year- big ticket item but I am still a kid when I empty the quarters 👍 - make room for parking on the property- additional $- turn the boiler down.

I would do a traditional loan before I did a balloon especially after 5 years.

I need broker who is willing to have investor-agents and does not require traditional buyer/seller agent transactions.Any suggestions appreciated.Tommy