Without it you are guaranteed to never make it happen. 4)Don’t take it too seriously – it’s a lot to lean and that is why people never really get in to it.If you want in to this club you need to meet people in this club.  

A property with more than 5 units is considered commercial, it sounds like your deal is a bunch of smaller units, that is a different story.In commercial, you need 2 years of performance to use the value to refi, and it has to be in a business name,  Under $1 million requires a personal guarantee.

Do they offer a money-back guarantee? 

If anyone needs anything just let me know, I can't guarantee I'll take on the project, as it is just myself right now.

Isaaca Frost, you are not alone I went for one I was told I will get 3 guarantee deals if I pay $39k.

So for your first time using this trick, either...a) On your next purchase, get a long loan contingency to protect your EMD and give you time to fully address any Q's from underwriting, or if that'll make it too hard to get offers accepted thanb) Pick one of your residential properties with "meh" financing and use this as an excuse to refinance it using a plain old Fannie Mae loan just to go through the process and see if the trick works all the way to funding.The reason I think they may ask for a copy of the note (where you personally guarantee the debt, meaning it'll need to be included in DTI and have reserves if the underwriter sees it) is because this property will show up on last year's tax returns.

For your first four properties (could be more, depending on specifics) you have to decide which path to take.Personal name and financingOpen to personal liabilityLower ratesHigher LTV (as much as 95%)Personal DTI importantProperty performance less importantReach mortgage caps quicklyCommercial financing in company nameLimits personal liabilityHigher rate (about 1% higher right now)70-80% LTVNo mortgage capsProperty performance more importantPersonal DTI less importantMost likely will still need to personally guarantee loanThe commercial loans are actually easier to process in most cases.

While the thought of not having a guaranteed income kind of scares the crap out of me(and my wife!)

Deals aren't guaranteed, but run down, vacant looking properties are always worth a letter or call in my opinion. 

Well, i guarantee that the comps are going to be misleading and biased.