Additionally, they managed to refinance while the rates were at historical lows (and still somehow cashflow negative ik 😭), so any loan methods that involve changing those rates are not ideal.

So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.

I just hope that there's a way to enforce compliance more strictly.As is, the playing field is uneven.

Your property manager will play a key role in this team, helping you maximize occupancy, maintain the property, and ensure tenant satisfaction.

So while it's not as ideal as a multifamily property, it does present a solution for those that are in the personal situation where they can. 

I deal with manufactured, modular and site built. 

Bank of America’s business credit cards seem better, but I’d need to hit their Preferred Rewards status to reduce fees, which might be challenging.Amex: I like Amex’s reputation and services, but their outgoing wire fees are higher, which is a downside given how many wires I send.My ideal solution would be a business account with minimal wire transfer fees (especially outgoing wires) and a solid business credit card option, preferably with no foreign transaction fees.What would you recommend for someone like me who does a lot of outgoing wires and occasional foreign transactions?

.: @Gash Nookala - if your property is not in the Hampton Cove area of Owens Cross Roads, you honestly are not in an ideal location for a rental. 

HELOCs are much tricker than a closed end second - they don't typically allow you to close in an LLC and they are full doc qualification, meaning your FICO, employment history, income, DTI etc all come into play.

@Steve Crisp There are a lot of variables that go into play as to whether you could benefit from a cost segregation study or not.