We have 1099 in house maintenance, and manage portfolios in excess of 100 units for 5% of collected with no minimums.

So if a person invests wisely/conservatively in real estate (under 65% loan to value, stays away from excessively expensive properties that tend to default more, invest in the areas) perhaps the number drops to 20 or so.One suggestion: there is a fund called BroadMark Capital that invests in 100+ loans.

He cannot afford the water bill due to excess water usage and is barely able to cover the payment plan he has setup with the city.

So I have two properties under an LLC that are free an clear and I would like to use them as a collateral and like that make sure of excess cash to purchase it   any Ideas on type of loan options?

Excess acreage, usually over 5 acres or what is common for homes in the area will be discounted or ignored as to value with Fannie/Freddie, VA, and FHA mortgages, USDA can take more land value, depends on the region, but my guess would be 20 acres.

I am no expert, but what I do not see in San Diego is how we get from the present extremely low inventory levels (especially on the coast and the lower priced $800k and below market) to an excess inventory level which I believe would have to be a precursor to any significant price drop.

They may require some maintenance, but not excessive amounts.

Once I build up enough cash reserves from my first investment property and my current excess from my wages I will most likely go the LLC route and begin controlling my assets instead of owning with my next investment.

It's the least you can do after tying up the property for a month (45 days seems excessive, even for a wholesaler...my inspection period is 15 days).Best thing you can do is make sure the deals you get are actually deals, and you shouldn't have a problem finding buyers (or closing yourself if need be).

vacancy rates for off season and when hurricanes come through. how about your liability, is the condo itself covered(liability) and are you, in excess of a typical owners policy?