@Jenna Stonecipher - Thank you for the wonderful advice.

Would a separate LLC have helped her, I wonder?

I got tired of each and every month feeling like im pulling a las vegas gambling machine switch wondering if im going t8 get my rent for the month.

I found one that lends at the following terms: Interest Rate: 5-year FHLB + 3.00%, floor or 5.95% Adjusts every 5 yearsNo cap on rate adjustment (Note: Seems scary)Maturity: 20 yearsRequire 30% down.No prepayment penaltyI am wondering if anyone knows what has been the historical 5-year FHLB rate and any predictions on what it might be in 5, 10, and 15 years since the rate adjusts every 5 years.The no cap on rate adjustments is the scary part, but I guess I could prepay the loan if the rate goes crazy high.Does this look like a good options to secure long term financing if I've hit my 10 Fannie Mae loans already?

No wonder I keep telling people KNOW YOUR WHY!!!

I am wondering now if I am going to need to wage an expensive campaign to find one property per year.

Here's the BP guide to screening tenants: http://www.biggerpockets.com/renewsblog/2013/01/27/tenant-screening/ Gerald, not sure if I may be hijacking this thread in a different direction, but I think this is a good discussion regarding inheriting tenants.I wonder how many people actually do ANY tenant screening prior to getting a property under contract?

You might want to go knock on the doors of a few of the units that are occupied in the same neighborhood, and explain you're thinking of buying a unit, but were wondering what people living there think of the area, etc.Good luck.

ARV is a wonderful thing...but we don't buy any of the 4000-5000 homes a year that we buy based on ARV, nor, as a direct lender working with brokers on behalf of their clients, as well as direct with investors like you, do we lend on ARV.  

@Arthur Banks This is an older thread, but I was wondering whether you set up a partnership with your parents or just accepted a personal loan from them.