A new refi at the full 75% of ARV would get you a new payment of only $380/month (4.5%/30 yrs)...$120/month less (added to cash flow) for a new CFM of around $160 - 170.  

I'm a buy n hold investor with many yrs of experience... if I can help jist reach out n let me know 

The ONLY thing I dislike about not using conventional finance for this type of deal is the 5yr balloon, but in my grand scheme I had been hoping that the market came back in the next 5 yrs and I had planned on selling some things, including this place.

No cracked jams.Holes in walls or ceilings.No flaking or peeling paint, interior and exterior if tenant has kids under 6 yrs old.Good steps.Tripping hazards.Rain gutters must work and drain away from the house.Now let me tell you what they busted me on.

(http://www.econmatters.com/2014/09/the-7-year-cycl...)sure seems to be proving itself again. what i don't believe is just 'cyclical' is the tens of trillions of dollars in US debt yet critics arguing the US is 'still holding strong' when in federal reserve reality what was 1 dollar 100 yrs ago is now the same dollar at face value, but worth only 4 CENTS; it doesn't take a math genius to realize the dollar is already that inflated and just a few cents away from being virtually worthless (heck here in coastal socal i wouldnt be able to survive everyda housing/living expenses taxes fees etc on $100/day.. would you?)

Live in existing home until it becomes impractical (will outgrow this house when I have kids in ~6 yrs ??).

If you want to own 25 rental properties in 5 yrs Id say you will be spending little time on brand development and just use license to gain more exposure to deals OR if you plan to try and sell more than a few houses per year you will need to generate leads somewhere outside your personal sphere of influence. - Definitely appropriate to represent yourself as a fellow investor if you are attempting to list an investor's property. 

(it's free and clear...has been sitting empty 2 yrs)If he agrees, do we have to set it up in with conventional bank style terms (x amt per month for 6 years @ x%) or are we only restricted by what he's willing to do...can we structure like a private investor loan and say 0 down with 1% (interest only)per month for a year, with 6 month minimum??

The plan was to live in it for 2 yrs, fix it up slowly, sell it for a profit and use some of the proceeds to fund more real estate deals.It hasn't been easy thus far.  

The classes were about $5K each (2 yrs ago).