@Peter ClaphamParamount bank in STL for conventional up to 4 units, just locked a cash out refi on investment property at 4% with $261 point discounts (a week and a half ago, rates may have come down more since then).American Bank for commercial real estate loans.Can’t help on private money lender recommendations, sorry.

Locking away dollars in today’s economy is foolish IMHO.

If your tenant is running water from a faucet located on the exterior of the building, you should be able to put a lock on it so it cannot be used.

Everybody loves to go look at a big beautiful home, but signing a contract and locking yourself into the payments is a different story. 

According the terms of the lease, he is in default such that I  COULD immediately lock the doors today and all FF&E becomes my property.

We immediately notified the landlord and worded our email a lot more strongly (we also mentioned my daughter, who is 6, has been sick for a couple of months as well - issues with her ears).

I've had tinnitus in my left ear for over a month and so I'll gladly lend it to you. 

After closing on the first property in January, I did fly out there to meet the realtor and contractor and put eyes on the house, then spent a few hours with the realtor driving around the area I bought in and other adjacent areas, both good and bad, so I would have an idea of where I wanted to go for my 2nd purchase.My realtor was indispensable for being my eyes and ears on the ground, and he traveled to the property quite a bit for things that required someone to be there (inspection, turning on gas, letting contractor get in, etc).

Then I dropped him off at his mom's house.I also refunded his deposit less the utility reconnect fees that were due since he had one disconnected instead of having it transferred to me in an orderly fashion, despite the fact that there was damage in the unit such as a broken door where he'd locked himself out, and fire damage where it appeared charcoal spilled and the deck caught on fire, and more...He'd lived there several years and paid fine prior to his break up.I have more stories but mention this one since it's one I've already documented on BP.Other than just listening and talking to tenants who want/need someone to listen or talk with, when I go above and beyond it's either anonymously or in a professional/business sort of way. 

Not having my ear to the ground like I did, I more than likely would not have been able to secure it.