We are considering taking cash into our business to season for down payments on new properties.

Unless the people were significantly value oriented (think super cheap) 95% of the time they would move on to another location over taking the double beds.

That's a much smaller loss than what you've currently paid.A good PM would give you regular updates and take charge of the situation to protect your income.

It represents the number of months it would take to sell all homes currently on the market at the current pace of sales.

Some good notes to take back to the drawing board.

Part of why I wanted to post this topic is many people don’t even consider taking the hit on taxes, and instead feel forced to jump into a bad situation.

Can they prove how long it takes to rent a vacant property?

I wonder aloud if he is incpacitated or in assisted living at this point, or has someone that is taking care of his financial affairs for him.

Tenant placement is by far, THE MOST IMPORTANT service any PM can do for you:  find a qualified tenant in the shortest amount of time who pays on time and takes care of your investment.

There is also a True Portfolio program where you can buy a Second Home with only 10% down and can have a back end DTI of up to 49%.Best to have a conversation and go over all options than to take one lenders turn down.