"Standard business format letter short, sweet and to the point is what I'm thinking. 

Or are you going to them because you have a dream and they have always supported you and how could they possibly turn their sweet, innocent child down? 

But a 10 cap would probably be my sweet spot.

The problem with having no Job is the sweet long term fixed rate debt goes by-by.

Now instead of the sweet 5% 30 year loans I have to cold call a bunch of credit unions to find 80 LTV 25 year amortization 5 arm for 5.25%.

I was just in Austin a few weeks ago and it's a sweet place.

(PITI)NET Out of Pocket (After Cash Out): $8K (SWEET)Rent: $1450K - Learning: I should have done this within six months of closing which would have been a Delayed (technical) refinance and not a 'Cash Out Refinance'. there is a limit (I guess four) cash out refinance.

Question is, would you entertain a house like that being that its so large that your pretty much narrowing down your target market by a large margin, as most people are in the sweet spot of 3-4 bedrooms?  

It's a pretty sweet deal so I may have to just eat the cost.

Also, the refinancing info is great.She seems like a sweet old lady but a lot of the time they are the most stubborn, and well-seasoned.