There are exceptions to this, mostly in super-high value areas where there's a ceiling on rents (i.e. it nowhere near meets the "1% rule") or in an area that has rapid appreciation but rents haven't moved, but beyond that a property that can't pay for itself when you leave 20% behind is a risky proposition.

@Sean Blomquist at Pine Financial has a lot of lending options and they will do 90% depending on the circumstances. 

I have never had to make a claim, although there have been circumstances where an unoccupied house burning down would have been welcome news.

Both jobs will require me to have exceptional communication skills and a network of clients.

I believe given we are just coming out of winter season here in Phoenix, if you have tenants in all 4 units I would treat the current tenants with kid gloves.. all except the worst one.

Having seen people in litigation over an event that happened 7 - 8 years earlier, you never know what your circumstances will be in the future.

@Lisa Sluss Your broker can’t make an exception for your own home?

Anything less than exceptional I could do for myself. :) I would also ask whether they've had vacancies and for how long, have they had any issues with tenants or staff from the property managers office, was the property manager able to provide you with quality contractors, and what has the property manager do to exceed your expectations? 

And having access to a lot more cash would allow me to continue BRRRRing.The reason I think it would be best for me to initially pay off my home first, then HELOC it ( which is like having a access to a credit card with a low intrest rate secured against my home) is because I'll only use it if and when the circumstances are fit. 

James, you are an exception all the way around in this conversation 😀