I would not recommend transferring property into a new entity immediately prior to sale in order to adjust the tax paying entity.  

Festivals, college graduation, fishing tournaments etc.I adjust my price through out the year based on demand, events, and time of year.I have accounts at Homeaway (also searchable on VRBO) and AirBnB.Homeaway and VRBO blows away the bookings I get on AirBnB for vacation rentals so I would use the data from here primarily.You can also check local Craigslist ads  for properties similar to yours to see what their pricing is.Also look at their requirements for security deposits, pet fees and cleaning fees to she what you should be charging for these also.Once I started getting reviews on Homeaway my calendar started staying full.I charged on the low end to get more reservations in the begging and once I had several 5 star reviews then I started charging on the high side.

you'll need a portfolio or commercial lender who is typically a local community bank or credit union since conventional max cash out on 2-4 unit is 70% LTV.In WA state I know commercial lenders who go to 80% LTV on cash out with 30 year amortization, 15 year term, 5 year fixed, adjustable every 5, with 1 point in loan cost.

They adjust for the different unit mix.

Originally posted by @Bobby Terry:Gross - expenses - vacancy rate / cap rate (that you choose) = value  To refine this a bit:Gross Annual rents (sum of all twelve units market rent X 12)- vacancy expense (based on the market time consistent with comparable rentals in your local area)_____________________= Adjusted Gross IncomeThen:Adjusted Gross Income- Annual Property Taxes- Repairs (normally 3.5-12% rents, depending on market)- Capital Expenditures (normally 3.5-12% rents, depending on market)- Insurance- Property Management (normally 8-12% rents)________________________= Net operating income (NOI)Now, once you've found NOI, you'll need to find the market CAP rate (tends to be anywhere from 5-20%, again, depending on market). 

I can adjust this software so it takes into account offers for the 3 prior mentioned classes of homes and whether my contracts to a seller will be based on a wholesaler, buy and hold, or buy and flip etc.

Adjust one part of the equation and it will alter the other components.

Things that are shiny/reflective have lower emissivity, though... if you need to measure things like that, it can help to get a thermometer with adjustable emissivity.Once you've done everything you can with an infrared thermometer, the next step up is an infrared camera. 

Another adjustment I have to make. 

Therefore, the lender has to adjust their terms and conditions to mitigate for the added risk. 4.