The lender might balk at the thought of a brand new LLC (with no assets or income) suddenly becoming its borrower. 

Commercial loans are full documentation with a full income analysis, making it hard at times for investors to get into 5 plus units. 

The deduction is limited to 80% of taxable income in the carryforward year.Apply the NOL Against Taxable Income: Use the NOL to reduce your taxable income in 2023.

It's net income is a loss due to high turnover costs, management fees, etc. 

So besides penciling income/expenses and profit/loss, I would also be looking for comparable sales to justify your purchase price. 

When working out the money side, remember this formula: Cash on Cash Return = (Annual Rental Income - Annual Expenses (including HELOC interest)) / Total Cash InvestmentExample:HELOC Used for Down Payment: $50,000HELOC Interest Rate: 6% (This can vary)Annual HELOC Interest Expense: $50,000 x 6% = $3,000

With and average occupancy ranging around 60% (depends on your product) the earning potential is high.

You should both read Lend to Live: Earn Hassle-free Passive Income in Real Estate with Private Money Lending.

They earned a hamburger and fries from FarmerBoys.

Second, commissions are set at approximately 5-6% because that's what it takes for an agent to earn a living.