And they are by and large A class properties that sell for 4 to 5 caps and in Beaverton these apartments support Nike and Intel along with Genentech Fujitsu and many other high tech companies they call it the silicon forest so our multi here is nothing like you see in Memphis..

Financing is a subject I find particularly daunting,  though my day job is in accounting support.

I want to know the answers to several questions before I support a any Buyer's offer.  

So I am curious to know how many other investors have come across a touch situation where they were not able to refinance or take out line of credit on rental property because they had to wait for 12 months even though market value of the property would easily support 75% LTV after some cash-out?

However, I can't currently qualify for a conventional VA loan not due to credit (750), but a fair amount of debt ($20,000) and very high child support as the only working parent.It is my understanding that residential properties (even fourplex units) cannot use current tenants' income to qualify for a loan (please correct me if I am wrong.)

It is awesome to see such support from the community.My long term goals are to retire early, sometime in my mid 40’s.I doubt I will every really retire though.Dave(edit) My farm area for now is just going to be the Springfield Illinois area. 

Quicken supports everything I need to do to track income and expenses by property, amortize loans, invoice tenants, etc.Quicken has a "property tag" feature that lets me allocate an income or expense item to a specific property.  

The program so far seems supportive but when I actually start producing leads we'll see how much "work" they actually put in for their 50% of the profits.

My wife talked me out of buying investment properties for years - with the same concerns you had to deal with.I did my own rehabs with some support from hiring day laborers and a few contractors. 

Thank you all so much, I'm definitely enjoying the support and love that is being poured out on my first day here, you all are awesome!