I am attempting to refinance a hard money loan for a1) bundled loan holding multiple SFRs2) in my LLC (I'll personally guarantee it, but I want the LLC holding the loan and building that credit)3) with no minimum loan per property or else a minimum of $30,000 or less4) for a fixed rate at least 20 years or at least a 5 year ARM with amortization over at least 20 years if not 25 or 305) to me a Virginia resident, so an out of state credit union or bank would need to grant me membership as a non-local person6) for properties in Alabama, so willing to lend out of state if it's not an Alabama bank/credit union7) and is not a hard money lender (their rates are too high, I want 5ish or less).Needless to say, it's tough to find a lender willing to accommodate all of these conditions.

I vet people upfront so using the security deposit to twist their arm has never been necessary.

Interest rates are low, they won't always be and when the tables turn and our ARMS for our commercial properties get out of hand  paying them off will be more attractive.As people age generally their risk tolerance goes down. 

The play in acquistion in the next year will be which suburban markets surrounding Urban Cities sch as Philadelphia (whether NJ OR PA), The glimmer of hope is NYC is much worse than Philly for Safety which it is attracting New Yorkers to move hear to work virtually and below there means. whether you rent to section 8 or risk with market rents where cannot currently evict due to Covid 19.

now armed with my BG brethren's wonderful tutelage, I am Much more interested in a House-Hack strategy of a sweet little Multi-Family!!... 

Safety is important too..

Just make sure you're not taking out load bearing walls and causing anything that could become a safety concern to tenants.

Annual gross income $52,500LL paid utilities $9,600taxes $4,356insurance $2,880Mngmnt $4,200 (8%)Maintenance $5,250 (10%)NOI $26,214CAP 7.7%1% rule 1.2%Buying with hard money > REFI with 25% down, 4.5% interest, 25y arm 5y balloon.Would love your feedback, thank you!

From a safety standpoint, certain amounts of mold (if I recall correctly: anything over 10 linear feet) require certified remediation (with negative air scrubbers, etc) to avoid cross contaminating the entire property and, frankly, to protect nearby people.

However I will say, if you do pick comps, they have to be "arms length" and advertised to the open market ..