Hi @Paul Rook, I don't have any experience with the company you mentioned but a handy resource for homeowners to check ANY contractor or trades person is lni.wa.gov.

I would set up a family trust, if you have a ton of equity maybe you refi the properties into an LLC but if you are locked in with lower rates then I wouldn't touch the ownership piece yet. 

We've got many clients that buy them as pure rentals also. - The FHA 203(k) loan is a great way to buy a MFR as it allows repairs to be included in the purchase mortgage.

So could you take out the $50 you need in a term loan and also open a LOC large enough to cover any issues that arise?

Quote from @Mike Sfera: for a duplex, is the BP rent estimate for per unit of combined?

why are you wanting the LLC? 

You have less control with a property like this when compared to other asset classes.The upside here is that it seems there is room for negotiation because of the below-market rent tenants.If you're looking to put down $200-250K, I would recommend looking into a multifamily property, especially one with additional income potential. 

That would obviously be the route to go. is there a limit to how much of the account you can use to invest?

You could pull some cash out to do the renovations and then refinance on the ARV once its done in 6 months and take out more cash to buy another investment home or rent that one out and buy a New primary home.If you have any questions on the steps or the process feel free to reach out or send me an email. 

It's so easy to have some magnetic signs hanging around to throw on your other vehicle if you want to go do a bid and not take your big ole truck.I have no answer as to why they don't take advantage of this.....it's just dumb (maybe there's your answer :-) I have the company name on 3 out of 4 work trucks .