If you intend to pull money out long term, I would do a 30 year fixed rate 1st mortgage as it will offer the lowest interest rate out of all lending options on the market. 

Hey all,I’m a private money lender and a hard money broker and I’m interested in hearing from anyone who’s gone through cash-out refinancing.

I do all of the work except for contract review by broker and they pay for the pm software and overhead of having a physical location for the brokerage (although rents collected and owner payments are all done online).

I was going to draft up one contract with each LLC as a separate "Owner" with the authorized representative for all, the actual owner, to sign the one contract for all legal entities, but they didn't like this and want to keep all documents separate.I gave them a VERY competitive price quote based on the total portfolio as 1 account with the total number of units.

And I know cashflow isn't everything in the beginning an can come with time, but I don't want to acquire a bunch of properties where I'm only going to net 100 / mo after PITI, because with those margins all it takes is one repair to wipe everything. 

All the soft costs plus impact taxes. 

It seems like all sides are trying to hoodwink you.

Would it be cheaper to buy supplies and pay contractor hourly or allow contractor to do it all and pay large lump sum ? 

Berkshire Guard was the most competitive for 5+ unit properties in my state (Ohio) until they weren't and now just sent out letters to all their clients saying they are no longer offering coverage here at all - 100% non-renewal of the book of business. 

He’s helped quite a few BP members successfully STR in the area and is a one stop shop for all STR needs.