I have an investment thats been stable. has not required much upkeeptwo years iv owned it without much difficulty finding renters hvac, roof without issues so far but are on the back end of expected life.  

Looking for lenders who you've seen are willing to issue a HELOC (or loan) in 2nd position on an investment property. 

Additionally, many loans are tied in with the government and by concealing the transaction from the bank, the insurance company, and the government without full disclosure you might be breaking the law.

Banks requires (2) months copies of your checking or account for the down payment.If you get the cash into the account 3 months prior it will "not" show as a large deposit that you have to source and show it came from a personal loan which then causes no issues in underwriting.

We have been starting to get up to speed on the tax laws pertaining to commercial real estate and don't want to rush into any investment, but at the same time we know that bonus depreciation is only at 60% this year and is being phased out.

Title companies have been reluctant to participate, however, we just closed a loan in Texas where the borrower signed remotely using a remote notarizatiion service and the title company accepted this and issue a title policy. 2.

Common examples: Is there a maintenance charge with every call/issue? 

The biggest issue with using all cash is that it ties all your money up and denies you the leveraging power of using the banks money.  

Typically a HML will not lend on owner occupant property due to federal compliance issues.

Had a similar issue once with a hot tub and I installed multiple shade sails to block the view ... people are crazy