Although my credit is excellent, I am a new business owner so im not able to secure conventional financing.

We also have a construction manager who will be providing GC services free of charge for the actual rehab part of the job (our monetary investment to fund all construction costs, he will be providing general labor and management).

Phoenix is obviously going to be leading the charge on that.The main population segments moving here are going to be:1) Retirees from colder states (Florida #1 destination, Arizona #2) Over 10,000 people turn 65 every day.2) Younger Generations from California (mostly from SoCal - Median home price is double Phoenix's)The main thing that'll keep the ball rolling is young families from more expensive markets like California.

The property I close on this month will continue to cash flow with the fees charged by the property management company.2) Should I obtain a LLC or just have an umbrella policy to cover my assets if something were to happen on my rental property?

JWB manages the property and makes sure the renter pays, I think they charge 8-10%, which is normal here in NE Florida for prop management.

The map suggests that there are no issues with the location either (train tracks, air strips, busy roads, etc).Conventional wisdom says that leaves three possibilities:1.

Property tax & HOA are pretty high, Loudoun County charges 1.285% per $100 in tax.

When you get more experience the investors feel more comfortable and charge less points and lower interest rates.

If you have used HML you have to wait 6 month for conventional loan.

None of the money you put into the rehab can come out.If you are getting a significant bump in value and want to do a cash-out refi, then you need 6 month seasoning for conventional loan, or 3 month for a portfolio loan.