(no 850 is not the limit) Right now it is in the 760-80s because last year I began to build business credit and had many inquiries plus I personally guaranteed some of them.

will you be personally guaranteeing the loans even if their in the name of the llc?

(b) A conveyance in fee simple under subsection (a) includes a covenant from the grantor for the grantor and the grantor's heirs and personal representatives that the grantor: (1) is lawfully seized of the premises; (2) has good right to convey the premises; (3) guarantees the quiet possession of the premises; (4) guarantees that the premises are free from all encumbrances; and (5) will warrant and defend the title to the premises against all lawful claims.As added by P.L.2-2002, SEC.2.IC 32-17-1-3Estates tail; abolition Sec. 3.

This is real estate INVESTING, not real estate guarantee.

Many times it's best to be stealthy and testing the waters, making a reasonable amount of profit in a community than walking in and trying to pull out 35% profit...I guarantee you people in the business will be watching you and the first thought will be that you pulled a fast one....just human nature, IMO.

I just don't see much of an advantage really in purchasing a multifamily for investment purposes in L.A , especially since appreciation is no longer "guaranteed" .

He and the seller then enter into a standard Purchase and Sale contract.Many sellers will not like having their properties tied up so long with no guarantees.

Invest the difference at a taxable return you should do better than they guarantee or even promise.

Sounds like a minimal deal to me.Instead of one property you are having to look at 4 with different capital expenditures and rent levels.10 or 20% down with owner finance might be appealing with a great cap rate.The seller will need to look at money down versus what it would cost to foreclose and any personal guarantees offered before owner financing.

The American Land Title Association (ALTA) provides the guidelines on title insurance and clsoing proceedures and variance from that will fall on the shoulders of that title company and closer and allowing taxes to go unpaid as of the date of settlement could be acceptable to a lender in say a rehab loan or construction loan, but not in a conventional or government guaranteed loan.