Doing a LTR would likely be a negative cash flow. 

Hi @Philip Jones,For the refinance aspect, the main factors will be the FICO Score, cash flow of the property, and as-is value.A Higher FICO will let you get a larger loan size and lower interest rate.Good Cash Flow will ensure that your property will be profitable for you and enable you to get the max loan size that your FICO allows for.The As-is Value will play an important role in making sure that you meet the minimum requirement for a DSCR loan of 100k, but also in making sure that the rehab work that has been done provided significant value add.

Would this large amount not negate any potential savings you would have over the course of the next few years?

Why is the 50% rule so negative while the cash flow is positive?

We are in the DC area and I have never heard negative comments about them. 

I am looking for any type of avenue that would give me first hand experience in any aspect of real estate investing, managing, etc. 

In the current environment, my under writing (that most would consider to conservative) depicts large negative cash flow after a maximum LTV refinance.- cash out refi loans have higher rate than if cash out was not occurring.  

I made above market rate rent over 2 years and I vaguely can deduct how much they grossed and they were probably negative cashflow a little as the business became less lucrative but with all the nice furniture they invested, it should be either breakeven or lost money.

But at the end of the day, well located properties in which the owner has ample liquidity to ride out long-term cash flow negative periods, rarely lose money.  

rental 1 - 2k overall after depreciation, expensesrental 2 - 10krental 3 - NEGATIVE 15k Overal rental loss/profit for year (after depreciation, expense, etc) for the 3 rentals is NEGATIVE 3k that cant be written off, but carried over since +150kOr is it ex. 2Rental 1 - 2k and Rental 2 - 10k are added for 12k.