It's definitely something you should consider pulling the trigger on

The lead came through one of our absentee equity mailing lists, and after meeting with him, we locked up the deal.

I'd speculate that your CPA failed to check the "complete disposition of activity" checkbox in his tax software, keeping these losses locked instead of releasing them.2.

You probably can’t put locks on individual bedrooms because that would turn your building into a hotel (unregulated, unregistered).The polite description of your plan is “folly in the extreme.”

Most of you probably have and that is what a is called a trigger lead.

I also had some damage this summer when someone locked their dog in a powder room while they were away. 

FREDDIE MAC SMALL BALANCE LOAN (SBL)Loan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 80% LTV; 1.20x DCR (Top Market)Loan Sizing: 80% LTV; 1.25x DCR (Standard Market)Loan Sizing: 70-75% LTV; 1.30x DCR (Small Market)Loan Sizing: 70-75% LTV; 1.40x DCR (Very Small Market) Amortization: 30 YearsLoan Term: 5-10 Year Term (Fixed), 10 or 20 Years (Hybrid ARM)IO Term: Partial Term IO (80% LTV; 1.20x DCR); Full Term IO (65% LTV; 1.35x DCR) (Top Market) IO Term: Partial Term IO (80% LTV; 1.25x DCR); Full Term IO (65% LTV; 1.40x DCR) (Standard Market) IO Term: Partial Term IO (70-75% LTV; 1.30x DCR); Full Term IO (60% LTV; 1.45x DCR) (Small MArket)IO Term: Partial Term IO (70-75% LTV; 1.40x DCR); Full Term IO (60% LTV; 1.55x DCR) (Very Small Market) Rate Types: Fixed & Hybrid ARMRate Lock: Rate Lock @ ApplicationNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Standard - Greater of YM or 1.00%Flexible Prepay: Flexible Options – Stepdown & Extended Open/Par Periods Rate Buydowns: Yes – Rate Buydowns Available Up to 2.00%Assumable: Yes – Assumable LoanCash Out Refi: Yes – Cash Out Refi OK FANNIE MAE SMALL LOANLoan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 75-80% LTV; 1.25x DCRAmortization: 30 YearsLoan Term: 5-30 Year TermIO Term (PTIO): Partial Term IO @ 80% LTV; 1.25x DCR IO Term (FTIO): Full Term IO @ 65% LTV; 1.35x DCR Rate Type: Fixed RateRate Lock: Rate Lock @ Loan CommitmentRate Structure: Treasury Yield + SpreadNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Yield Maintenance; 3 Mos @ 1.00%; 3 Mos @ ParFlexible Prepay: Flexible Prepayment Options Available Escrows: Taxes, Insurance, Replacement ReservesRate Buydowns: Yes - Rate Buydowns Available Up to (1.25%-2.00%)Assumable: Yes – Assumable Loan Cash Out Refi: Yes – Cash Out Refi OK

For me that triggers it's too late... 

I've been wanting to do this for a while, but haven't had the courage to pull the trigger to start doing it.

The questions that I am trying to work through are what to do with locked equity and where to go next.