if inherited can definitely do a refinance cashout construction loan with no waiting period based on the arv . no income no doc and welcomes first time investors . what are the numbers looking like ? 

Are you wanting an appreciation based market for wealth or cashflow to increase passive income? 

The firm I worked with in the past charged me massive fees, largely because we were higher income and they didn't back it up with value.

The income from these loans makes up about 10% of the partnership's gross income for 2023 (but will likely be a larger percentage in future years). 

General considerations include:Income Taxes- Report rental income, distinguishing between short-term and long-term rentals.- Utilize depreciation deductions to reduce taxable income.- Understand passive activity loss rules limiting deduction of losses from passive activities.Capital Gains Taxes- Be aware of tax implications when selling property, considering short-term and long-term rates.- Explore strategies like 1031 exchanges to defer capital gains taxes.Deductions and Expenses- Know eligible deductions: mortgage interest, property taxes, insurance, maintenance, and management fees.- Maintain detailed records of all real estate-related expenses.- Use cost segregation studies to expedite depreciation of your properties to offset large income gains.Entity Structure- Choose appropriate legal structure (LLC, partnership, or S corporation) with consideration for different tax implications.Tax Credits- Explore available credits, like energy-efficient or historic rehabilitation credits.Qualified Business Income (QBI) Deduction- Check eligibility for QBI deduction, providing up to a 20% deduction on qualified business income.Record Keeping- Keep accurate and organized records for tax compliance and audits.State and Local Taxes- Consider varying state and local tax implications, including property and income tax rates.Tax Planning- Engage in proactive tax planning, consulting with professionals for a comprehensive strategy.Tax Changes- Stay informed about changes in federal, state, and local tax laws affecting real estate investments.Remember to consult a real estate tax professional for personalized advice based on your specific situation.

Long time residents can't even afford median rent because incomes aren't high enough.

However, it may be a smaller space with less luxuries (you could always take lower income and rent or airbnb out the ADU and live inside the main house).3.

Also, assume a regular job so I do not need extra income.

For much less I can turn the dining room into a bedroom for higher monthly income. 

One issue is the challenge of qualifying, as conventional loans will have DTI requirements, income requirements, loan size limits, and loan amount limits that investors looking to scale a portfolio run into as soon as the financial freedom snowball starts rolling.