Excellent rental history with tenants.

They are all cash-flowing with excellent ARV values, however since I've owned these for less than a year, I haven't been able to find a lender to lend off of ARV values (the best deal I found so far is 100% loan to cost; not terrible but still a far cry from the actual ARV values).

Hpoefully, you've learned from this experience and will make sure EVERYTHING to meet your expectations is in writing in the management contract.In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

My son is currently going to college for a PHD for math and he developed his own Excel spreadsheet and he did his own numbers many times.

Cash flow was excellent on analysis.

So if you do want a HELOC get it before you move out.HELOC - Pros: Fast cash, easy access, flexible; Cons: Floating rates or higher rates, less available equity as cash, short AMMO; use to take advantage of opportunities quickly then find long-term financing later, best to pay of quickly due to increased expense over other financing optionsCash Out Refi Mortgage - Pros: Excellent terms (low INT, long AMMO, higher LTV=more cash), stable/low INT rates; Con: SLOOOWWW to take out compared to HELOC, slower to reorganize/restructure or close out; generally these are good for financing other deals that are longer term and stabilized in nature. 

Hey Erik,I think you would be able to find this resource in the FilePlace link at the bottom of the page where people have uploaded really good personal tools and excels that might assist you with this.

Sandy - If you're looking for a multi-family excel spreadsheet to develop a pro forma for a 5+ opportunity, there are several free options available.

Select the charge you would like to pay3.

In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.