Merchants Bank MN See Pavel UshakovPenFed - max 3 other properties, 89% LTV Regions- yes HELOC but no LOC SCCU Florida 70% LTV, 6.25% interest only, not LLC Signature Federal Credit Union 75% LTVSound CU "non-owner occupied HELOC, capped at $150K and interest rates are prime + 2%, 3% or 4%, based on credit, not to exceed 70% ltv.”S&TTCF BankTD Bank TIAA Direct was EverBank Tower FCU, all states except TX, max 45 DTI, green card ok.

Please advise Cap Gains cannot be offset by income loss.... 

i am looking to invest in a long term multiple family near downtown.. the prices are much better than north jersey ( where i live) , but I'm not sure about the rental markets and typical cap rate. let me know if you're open to discussing further

The cap rates are only around 5-6%, which I’m already achieving with high-yield savings accounts—without the hassle of property management.I’m wondering if it’s worth pursuing the condo in Hallandale Beach or if I should consider investing out of state.

Cap rate 9.2%, Occupancy rate 68%.

Your goal should be to have performance cap rates at 7-8% on something with a market cap of 5-6%, which gives you a healthy 200 basis point spread from the going market rate. 

If not, where is the cap ex costs?  

I have it in my lease specifically that even though utilities are "included" there are caps on the monthly amount I will pay and the tenant will be billed for anything above that amount.

Commercial properties are measured on NOI or Cap rates. 

Monthly cashflow does not account for vacancy, repair, cap ex.