hello everyoneI'm new to BP but a seasoned  buy and hold investor  (40 + years)I presently have several SF rentals that I own free and clear (with long term tenents) was thinking about getting some equity out of a couple of them and wondering if i should do conventional financing or if there something else I should consider.

In the 15 years since, he's gotten older, had several children, and now wants to start planning for their future so he creates a trust and transfers title to the property into it for estate planning purposes and to avoid probate like @David Dachtera said. 

I'm an older guy so I have a conservative tolerance for risk.

I met with the gentleman yesterday who is the son of the deceased lady and he is indeed the executor. 

That's what my thinking was: either have a creative solution that one of the tenants would be willing to accept, or anticipate as OO.Chris Mason, I was under the impression that refinancing out of an FHA loan requires a longer 'seasoning' period that 6 months?

An older HUD memorandum says we can deny housing if someone is on the Sex Offender Registry.

I wanted to ask a question from some seasoned investors.  

I'm wondering, how are other seasoned investors strategizing now that we may be cresting the top of the market?

I was the youngest guy at work and these older guys never stopped saying I was crazy, stupid, out of my mind Blah, Blah, Blah.

@Dustin Battas, instead of: "To meet the 50% rule I would need to get it much lower", what you probably mean is: because expenses (for any older property) are expected to be 50% of income (not including mortgage), I need my MORTGAGE to be much lower, which means yes, I need to get it much lower.