Excellent, that solves one tax entity. 

We both have excellent credit scores and zero debt, but not a huge downpayment.

They rehab the property to excellent standards - probably offer a warranty on their work.3. 

I don’t know about the specific property you are talking about, but my guess would be someone is using a HUD financing product that comes with a restriction that they have to rent to people below a certain standard compared to the median in their market.

Excellent school district was also a bonus.

I gathered the numbers from the banks on both and she inputted everything into her excel sheet.  

On my out of state properties I pay a flat 10% and we've been able to build a strong and productive relationship.

Sounds like you should go hard money for the acquisition and renovation and then go with a no income/no seasoning or short seasoning product if you want to make it a long term rental. 

With your background, @Joy VanAssche, you will have a competitive advantage in whatever market you decide to work in, I'm sure you will discover excellent ways of leveraging that.

Hi All - I have substantial equity tied up in two investment properties (a 5 family commercial property and a 3 family residential property) which I would like to access through Line of Credit products.