You're trying to shift costs onto your tenants.

That can take many forms for people and maybe it's not something you can pinpoint exactly to one thing but if I had to say for me it started my father leaving our family when I was young.Once that happened I instantly became the oldest man in the family that marked a major shift for me at the time. 

But this kind of social unrest causes a massive amount of economic instability and spills over into every area of a society.

I can't tell you how many people I know here in L.A. that started out happy to make (a very fair) $50k or $60k on a $450k ARV flip and then decided that since it's now hard to find these, began doing million dollar rehabs with the same expectation.The problem is that $50k is such a relatively small percentage of a million dollars that it's easily eaten by a reasonable counteroffer, a modest swing in the rehab costs, or a small shift in the market, so "bye bye any profit."

Once purchased, renovated and rented, we could shift this leverage to a traditional lender via a conventional refinance, with no seasoning or other bull to deal with.

I think the field is shifting and the traditional players need to shift their models.

I currently work only 3 days a week (12hr shifts) with flexible scheduling so I can travel to LV every week and put in the time.

Basically, my assumption is I need to build a paper trail (tax-returns, rent roll, etc) of my current portfolio for a couple years to shift things out of my name, and into a company. 

So I shift my focus to North Carolina (Raleigh, Durham and Chapel Hill and Charlotte).

Derek:Being a somewhat less litigious society {for the moment}, I find our insurance coverage here at home (both "landlord" and tenant) to be broader, yet more affordable, than coverage on your side of the 49th.