I found that by asking around to several banks, I found one that would lend 80% of ARV, and wrap the rehab loan into the process.I had to jump through a few more hoops along the way, and prove out the opportunity with market/neighborhood info, but since I was new to the process(only a few years in...first big rehab opportunity), it was good to have an extra set of eyes confirming the opportunity that I saw for sure.Terms were much more favorable than hard money.Sounds like you are ready to call around to a few banks...I would encourage you to make sure you have some smaller local banks on the list too!

So if your goal is to try to maintain the passive nature of real estate activity, it can backfire on you if you are not a real estate professional.If you are a real estate professional, then you're foregoing the favorable treatment for passive income, capital gains, etc anyway, so an S-Corp is a fairly good setup.  

But my position is that the risk/reward equation on Bay Area real estate is not as favorable right now as the opportunity will be in the future.

I'd have to look to commercial side, which so far, I have found the terms to be much less favorable than what I've been getting on the conventional side.Any thoughts?

Both their shares of profit will be smaller than I originally anticipated, but that works in my favor in the end.

If DTI is favorable, it makes sense of using LOC.

I have not underwritten anything with less than 200 units, but I assume brokers for smaller deals market properties in a similar fashion.

If you know that the market is favorable right now, why would you wait if you're sure you have your plan?

Wealthy landlords could find ways to tie up assessments with costly legal knots to delay and fight the taxes levied.Though it appears that economists, politicians, and philosophers throughout history strongly have favored land-based taxation, the landowner lobby in the United States is strong.

It often starts with boring old-fashioned acquisition though.