If you want the debt forgiven, you gotta move.

Don't forget to account for debt service, taxes, insurance, management fees, repairs and vacancies.  

In my experience, most Hard Money lenders will not require any programs or equity deals, just debt financing.

I've been clearing debts, saving, scanning the market, and lurking the BP forums for a while now.

Which opens the can of worms of other debt.  

Is that true or is it all based on debt to income?  

With commercial deals, generally the debt is non-recourse with no personal guarantee unless you do something bad called the "bad-boy" provision.The investors receive a preferred return of 8% and share in back-end profit.

Investors who have diversified their assets beyond real estate into retirement accounts which include a significant portion of bonds will fare better than those with overleveraged debt and nothing in the bank.

I know the new higher balance will show against my debt to earnings, but a lower down payment means I'll have to deal with PMI which would make most deals negative cash flow.Any thoughts on that?

Lock in long term debt and if your market has appreciation you will not regret it. 1031 exchanges are one of the best way to bank profits and defer taxes