Banks will use 75% of actual rents plus your W2 income and then apply their DTI ratio along with credit score and all the other things that go into them determining if they will finance the deal.

You'll stand head-and-shoulders above the rest if you will just have contact systems that actually work and if you will just actually return calls/messages and actually do what you have told your customers you will do.

@Mike S. have you actually spoken to any of them?

I'm using actual numbers that average my last few deals.36K Purchase house with my cash 24K rehab with my cash 75K She goes and gets a loan herself, and buys it from me60K Gives me my initial cash outlay back15K Cash & 25K Equity & $150/Month cash flow she keeps for herself while having put out $0 of her own.

The one thought I believe is missing is that while most hard money lenders and private lenders prefer short term loans, there is a minority that actually prefers longer term loans of about 2 years or more. 

@Nathaniel Cherubini     We were actually also considering Maryland for our next career move!

I'm actually just renovating a 2400 square foot house near Disneyland right now.

The property is actually in my mother in law's name but we have been paying the taxes, insurance, repairs, etc., as well as collecting the rent.

Sometimes it's the town/city, sometimes the county.Once you figure out who actually controls road repair, then you can figure out who you have to makes calls to.

If the LLCs are disregarded entities then you are actually the tax payer for the properties and the LLCs are simple title holders.