If you're flipping the HML route will work.If lenders consider cash on hand to repay a loan, they will want the cash as collateral, like in a CD and borrow on the CD, so that ties you up.

I think multifamily pricing takes on headwind when rates rise but that doesn't do you much good because your borrowing costs will be higher. 

"Low borrowing rates encourage speculation," he says.

Even if you don't qualify for what you'd hoped, a good lender should be able to help you figure out ways to make yourself a more appealing borrower.

In that case, I'd first find out how much he can borrow for a mortgage, and then decide if he wants a multifamily unit, duplex, single family, single family with a suites or a mix of the last three (depending on how much properties cost in the area). 

Of course, a lot will depend on the specifics of the deal and the strength of the borrowers.

@Steven Birch a small amount of banks qualify the LLC to purchase, usually they have to qualify the  borrowers.

He does fantastic work and is used by a few of my borrowers. 

An IRA may purchase property and use a mortgage to do so.The mortgage must be non-recourse, meaning no personal guarantee from you.The use of debt-financing within an IRA does incur a small tax known as UDFI, whereby the percentage of the income to the IRA that is generated by the non-IRA (borrowed) money is taxed.  

Using the term "logically" taps into the borrowers fear that you may come to your senses and walk away from the deal. 2.