I spoke to BofA, Chase, USBank and looks like only Wells Fargo entertains HELOC on rental properties. they can do 75-80% on each property, bake the closing cost into the rate and charge $75 a year to maintain the account. not a bad deal ...

But then again I've only lived in Rochester Hills(child-teenager), Lake Orion(young adult), Detroit(college), Grosse Pointe(late 20s-early 30s), and Madison Heights(mid-20).

The other day I was having a discussion with someone about changes coming up in Michigan that will have people looking for homes ready to be used as multi-bed AFC (adult foster care) homes.

Josh this is a tough oneFirst of all if this was an "above board " contractor meaning he is operating a business legally with Calif St Contractor License, a bond,and liabilty insurance has a commercial vehicle on the road with insurances  theres no way he a charge $50 an hour  in S Calif and make a profit.I am much higher than this guy.In fact any legimate service business in S Calif be it electrician,HVAC,finish carpenter and or plumber is at 200 to 225.00 per hour.You cant charge what grandpa did back in the day.Gasoline is $5.00 a gallon for God sakes.thats cold turkey,,,I would go to a reliable plumbing supply house like Hirsch Pipe and Supply and ask for a couple refferals on good plumbing contractors who buy lots of material and pay their bills on time.Also ask about their "attitude" and if they are "easy to get along with".This will tell you clearly that they are legit and easy to work with.You dont need to- run "an adult day care center" on a job site.They are plenty of good contractors out there that have their "big boy pants on" know what they are doing and get get a job done in and out fast without pissing of the other trades on a job.Having said that ,most competant firms will insist on providing their own material as they now what they like and maker a small profit on its mark up.Hope that helpsDD\

It should all be quite entertaining!

I had many P.M.s that ran 800 units with more ease then the 1 you spoke of, and believe me, the owners never would entertain the idea of spending 1 second on sight personally resolving a matter with a tennant or unit, that is a P.M.'

So let them know that you are acknowledging that this other person wants to live there, and that all adults must have a background check. 

In my adult life I did not travel much.  

When you have an adult preying on a minor, that's different. 

Treat them like adults and they will act like them.