I'm not a lawyer or an expert in asset protection so we'll just say that we're officially out of my depth on that topic :)It sounds like you've done very well so far, why not just keep doing what you've been doing, while leveraging experts to improve your business operations?

Reduces your availability on your credit profile and increases your debt load.

Your scenario doesn't answer improvements/capital repairs.Seller financing is usually short term 3-5 years with a balloon note. be prepared for 1 or 2 properties to eat up your cash reserves in a recessionRental occupancy and rates may decline in a recession

I find the most important thing when going through the rehab is to make sure you are not over improving the property relative to the other rentals you will be competing against.

Exterior/amenity improvements, unit interiors roughly 50% of the total, add 3 additional units in storage space.

Exterior/amenity improvements, unit interiors roughly 50% of the total, move leasing office from unit, to extra space in building next to laundry room (making laundry room much smaller with new laundromat next to property)

I am hoping to add some simple/cosmetic improvements to the house for a good ARV.

It allows you to buy properties for less, because of their condition, improve their value, attract better tenants and create equity in the process.

@Steve Hall so its fraud to use “spend down” to make home improvements to a condo in a trust?

well what I would do is tell the seller the house needs 45k.. and since he holds the first you are improving his collateral therefore its safe for him to take a smaller down payment.Maybe offer to escrow the rehab funds so that if you say your going to rehab but don't he can go in and grab his 25k that is not coming to him in the form of down paymentlet him be in control of that 25k in some manner.. that may work.Its just like when I tie up development ground if I have a very cautious seller..