if you insurance business is being reported on Schedule C (not in a S-Corp or LLC) this will not however reduce the self-employment taxes you have to pay on the insurance income.A Cost seg is really a play on the time value of money, depending on your goals with the property it may or may not make sense. 

SFR's are great if you can make an equity play which you can eventually leverage.

This will demand more cash from the investor, but the rates/points are lower.But most hard money lenders will lend on ARV to cover purchase and rehab costs of around 80%. 

Will the home be titled in your name and the seller is essentially playing the lender and holding the note?

finally after almost 6 months in getting my credit scores up to par...I have a little cash saved, andnow it seems I keep running into sellers that are playing games...ie List for 62.5 k...then when I madean offer of 60k...she countered with 64.5k...getting frustrated with trying to negociate buying...thisis not the first time....its happening over and over again since January with varius properties and differentrealtors...any advice?

Not sure if we are at the peak, but there was a lot of demand for my portfolio and I received several very good offers. 

Hey Ron I'm an investor in Nashville, and with the market booming the way it is with the population increasing one thing a lot of investors say is the demand is high and the supply is low making this a sellers market.

Of course the bottom line on the settlement sheet isn't all profit - that's where your bookkeeping and tax filing come into play.

We have lesser finishes, but if we refaced the cabinets (since it's cheaper than replacing, and more durable than painting) and swapped the countertops (laminate) we could likely demand more rent, especially since it's a top-floor unit with vaulted ceilings, a huge master, and no shared walls. 

Here are two quick and dirty ways: for the lowest interest rate get a HELOC on your home.Since it's a 5 unit you're facing commercial rates and are playing in the big leagues of financing which means you need a seasoned entity combined with personal guarantee for the lowest possible interest rate.You can buy a seasoned entity online (make sure it's in the same state) that has a 80 or higher credit score, move the entity to the property address, change all the credit lines to the new address, transfer the property into it, and get your credit score to 720+.Apply for a commercial loan if you don't want to go the HELOC route.