I know I could probably go hard money but my concern is being able to refi into a normal bank loan within 6-12 months because I'm certain my equity won't be sufficient by then, even if I'm reinvesting all profits, and especially since the payments will be interest only. 

don't break the rules bend them. bending the rules will save your *** when it comes to profitability.

We are investors from Canada looking to maximize profit and we look to outsource the management.https://www.coldwellbankerhomes.com/fl/bradenton/4802-51st-st-w-unit-1022/pid_23438374/Best,Mo

I would like them to profit from the deal as well.Matt M.

But there could always be circumstances warranting a shorter or longer hold period.When you eventually sell that new rental converted primary there are some changes in how much tax free profit you will get. 

This might mean that rents are set too low or I could sell the house with a profit later. 

This is all being done by a non-profit.

I can’t believe how many investors are so focused on buying and not how to KEEP THEIR PROPERTIES or KEEP TRACK OF THEIR PROFIT AND LOSS.

In my experience, a HML is typically for fund and flips, because the money borrower is (hopefully) supposed to be paid back within a short amount of time, once you sell the house and profit.

You can not reduce any other income tax you owe.Oh, so it can't reduce your current tax bill, but it can be used to offset profits you may have generated.