Also, My painters tried a scenting additive from Sherwin Williams to the paint they recently used on a rehab I was doing that smelled of cigarette smoke. 

The laws that will apply are very state-specific, and what Bryan is telling you may be true in Tennessee and nowhere close to true in California.You don't say, but often when people speak of elderly and disabled as distinct interest groups within a housing context, it is because the complex was built and/or acquired with help from some government program or other.Some people think that tenants in these forms of subsidized housing are leaching.

Florida also has many distinct markets.   

The distinction is how involved and active you want to be. 

One here in Oakland, another in Los Angeles.We of course cannot predict the future, but in the above case I just "assumed" that rates don't move one iota between now and a month or two from now.Getting the HELOC first, or getting the HELOC concurrently, priced out with the 1st position 30YF being 0.375% higher (holding constant all fees etc) compared to getting the refinance done first, and then getting the HELOC as a distinct separate transaction.

They are exciting, but distinct.2.

Unless you hit the lottery, it's just not going to happen that fast.What you are looking at doing here is making a career change, you're not looking to achieve financial independence.I think it's important to make that distinction so you don't set yourself up for disappointment.

Hey Josh,I've had this question come up a few times and the answer always netted out in two distinct categories for me:ROI:  Given your market, are you going to be able to raise rents enough to justify this expense?  

In my experience tenants don't make the distinction between hardwood and nice laminate in ~$1600/mo units.

My apartment complexes are properly leveraged with commercial loans and as long as my LTV and DCR are both very strong, refinancing, 1031 exchanging, or deciding to continue for another 5 years, of course with my bank's approval, is a distinct probability.Swanny