The marriage creates joint interest in property and the debts secured by said property if the property is used as collateral. 10 properties is not a small amount of properties and when you get to this point, you will likely be looking at getting the properties vested in a corporation (LLC, LP, etc) opposed to taking title in your names.

Search "Subject to" threads, you'll see that an HML is probably the last type of lender you want to cross, considering the loan to value, there are some just waiting for you to mess up and individuals watch thier collateral much closer than a bank would.

Now, that house is my collateral for the deal.

I use a local bank for my flip business since they still are doing construction loans and cross collateralization.

Here, you make a loan to say a rehabber and use the note as the collateral on a personal loan someone makes to you at a lower interest rate.

I'd have to say that I can create an operating agreement that provides for multiple members in different classifications, like preferred and common stockholders, that can facilitate seperate capital accounts, voting rights, collateral assignments, events of withdrawl as well as admitting new members, buyout provisions in the event of certain occurances and authorizations to sell or buy a property.

They have collateral and are not concerned with tapping into your qualified savings, lender's kinda figure that you have already gone through that before they get to foreclosure and it would only be at the tail end when seeking a deficiency judgment that a lender would start looking for your cash, the fact that the reserves can't be touched by a judgment are irrelevant

Lenders lend money based on several factors, one being the value of the collateral which will usually be much more than they will loan.

Then, after confronting them, it turns out to be bogus, I don't see that the bank has a fudiciary responsibility to tenants as a lender as they only have a collateral interest and rights to offset the loan with rents.

They have to consider their borrower, the usability of their collateral, credit history, financial data from your industry, and on and on and on...Banks aren't always good at analyzing things on a case-by-case basis.