@Jeremy Galloway may be able to provide some insight.

Hi-Anyone willing to share their actual modified lease contract? looks like most people use the TAR boilerplate contract.  Can I simply redact all references to TAR but use the same verbage if i'm not a realtor? Also,...

You could look at DSCR loans, you could do a value-add play like a fix and flip to generate some additional cash, you could look to partner with others or into private money.

Fantastic insight.

If you will only have time for one property consider a really good management company for your current properties (assuming they’re in one area) so you can concentrate on your family and one new place just to keep your hand in.Pay for the new property by offering second place interests in your current properties in addition to a first on your new property.

Thanks for the insight!

The problem is that the project is over budget: I'm going to end up needing $300k rehab funds, and I don't have the additional $100k to float until refinance. 

First week of setup included laying down gravel for additional parking, making living room into 2 bedrooms, converting large pantry/laundry into a bedroom, and splitting primary bedroom into 2 rooms.

If you are getting into commercial, make sure you read up on cost segregation, bonus depreciation, lease structures, in addition to underwriting approaches. 

Historic home, Unprepared for the amount of additional work this caused prior to renting.