We have a hard cash loan which is eating us alive.We started at 925k, lowered it to 889,9k, now we are at 849k.

If your credit is strong, do an 85% Cltv  (75/10)  Rate/Term Only refi 75% ltv  1st mtg10% ltv   2nd mtg  (simo  close) No Escrow that would eat up LTV space No PMIDivide and Conquer, can knock out 2nd mtg in the future   

I always say that taxes should never drive business decisions.Lease options / rent-to-own is basically trying to eat the cake and have it, too.

Unfortunately it will be nearly impossible to prove anything...you may have a solid theory, but it sounds like you have ruled out the ones you can prove as a source.So that means you will likely eat the cost if you charge and the tenant fights it in court.If its water warping the laminate I would think the subfloors would have some water stains....have you pulled some of it up in the bad areas?

Plus that condo fee is definitely eating your cash flow Hope this helps !

This obviously would require higher monthly payments that would eat into my monthly cash flow calculations.

We give $500/month, mortgage $1200, minimum student loans $711, van loan $171, daycare currently around $600/month (will go up now that we have 2nd child), phones, energy, internet, water, trash combine for $360, auto insurance $143/mo...etc.We got rid of directv 18 months ago, do 80% of our grocery shopping at aldi, we don't use credit cards (except when i was running my online store), we rarely eat out.

If you think this is bad wait to you get the not of getting,a new property tenated through the section 8 inspection & approval process or better yet the annual inspections that can result in section 8 stopping your rent payments of the tenants break things in the house or don't let the inspectors inside.As for a solution your probably just going to have to eat this one if the seller doesn't return the money.

I am a newbie and work full time and all these online providers such as Roofstock are great for someone like meBut the more I am getting myself into this game, the more I am concerned that repairs and vacancies will eat my profits away and at the end, the properties are not sell-able too and I will be stuck with them or lose big.If you are passive investor and invest out of state, I am interested to know what your long-game strategy is?

Circa $170k.If you only went for a 15 year refi, your PITI payments would still eat up all the rent, right?