I have a really good attorney who I use in PDX that wont charge you an arm and a legg and scare you into all sorts of unnecessary and complicated asset protection schemes.. basically you can vest in LLC  have an operating agreement ( that's your JV agreement) and a clear cut buy sell agreement .. pretty simple and standard stuff.. feel free to ping me off line..

I exchange/collateralize my income property at current market value for cash to another company called ABCTerms..ABC owns title of the property.Under the operating agreement of ABC I will be asset manager owning 50% cash flow and tiered getting less cash flow year after year.

But if you are hiring a lot of small time operators, they probably don't have a policy.Regarding your flip, you want to double check with your current policy. 

You may even be able to get in touch with a larger lender that operates in your state.

Personally, I think it would work much better as a multi-family co-operative housing situation but that is a whole other yarn to knit. 

Thanks for reading and I look forward to learning from and meeting you (virtually or in person).

., from live to virtual).Park Place Education - http://www.parkplaceedu.com - This is the education platform run by Tony Ferris.  

So for him and he had a big operation 6 to 10 projects going on at the same time..  

Generally, you cannot help taxes on rental properties by structuring.So you should evaluate it from two other angles:- asset protection which is an attorney's questions- operations, for which is overly complicatedAnd if you "don't have the best accountant" - maybe you should upgrade.

I dont know about Atlanta or GA MSA but there are some banks here in WA these days that go upto 95 or even 100% (according to the flyers I have seen) with a full appraisal and other factors like assets, your financial stmt and other criteria but upto 90% LTV is pretty std I think in most cases for a HELOC on a primary residence and 80%LTV on a cashout on primary residence.If its a rental your only option would be cash out refi @75%LTV as HELOCs on an inv prop are virtually non existent anymore after 2008/2009 market crash but you never know.