If your have tenants leave every 1-2 years and if it takes you a few months of lost rent to secure the next tenant what does that do to your numbers?

This strategy enabled me to close quickly and secure the property before it went on the open market, while also allowing flexibility for renovations and maximizing overall investment potential.

But all of these investments operate under highly regulated and constrained exemptions to securities law, and I have been told it is very difficult to do the above legally.

My strategy focused on leveraging the future growth in the area to secure a long-term investment at an advantageous price.

Given your experience and strong financials, you have some solid options:Commercial or Portfolio Loan: These are tailored for investors and can help you avoid personal guarantees, especially since you have an LLC.BRRRR Loan (Buy, Rehab, Rent, Refinance, Repeat): Some lenders offer BRRRR-specific loans with funding for purchase and rehab, allowing you to refinance based on the new ARV once stabilized.HELOC or Cash-Out Refi on Current Rentals: Tap into the equity on your single-family rentals to secure funding for the 4-plex purchase and rehab without high origination fees.Each has pros depending on your cash flow goals and timeline.

I am considering converting the basement by installing an egress window, which would cost around $7,000, and adding wired smoke alarms.

If one of them are staying than we keep the security and tell them that they need to figure it out themselves.

And need an LLC to initially secure a lender as well if going that route

This financing option provided the flexibility needed to secure the land and begin planning the development of 12 patio homes and two duplexes.

Examples of qualified improvement property include improvements made to the interior of nonresidential real property, such as HVAC systems or alarm and security systems.We refrain from making direct recommendations on Section 179 because we believe this decision is best made by the CPA, who completely understands the client’s overall tax situation.The decision to elect Section 179 is deeply tied to broader tax implications, including other deductions, income limitations, and future business planning.Your CPA has a holistic view of your finances and can help you make the right choice.TLDR:* Section 179 is a powerful tool for business owners and real estate investors, allowing immediate expensing of qualifying assets in the year they are placed in service.* Annual limits apply to how much can be expensed, with the 2024 cap set at $1,220,000, and investment limits that start to phase out when more than $3,050,000 of property is placed in service.* Not all property qualifies for Section 179.