I was Googling to see about FNMA delayed financing on primary properties in Texas (Texas has stringent primary property equity loan guidelines) and saw this post on investment properties.FWIW - we provide FNMA delayed financing for investment properties regularly, and what you are leaving on the table in terms of lost leverage as it is being discussed here seems to be incorrect.  

Will you share a reference(s) from your current client who runs a business similar to mine?

The last company I used basically used a generic word doc and it wasn't a very helpful reference.

I need to finally pull the trigger on this.My pertinent info:-I own 3 rental SFR properties, all free and clear :D worth approximately $450k-I live in a 4th property which is mortgaged-I live in California :/-I also have a regular jobPrimary goal: asset protectionSecondary goal: increase tax advantages above and beyond my current sole proprietor statusAs a side note, I would also like to hear your thoughts on LLC'ing in wyoming/nevada/wherever else you can think of and how that model would or would not work in California as a foreign corp seeing as how "strict", for the lack of a better word, it is here in California.My entity/entities of choice would protect me from inside liability as well as outside liability.

The formula I think you're referring to is ARV x 70% - repairs = MAO.

My apologies to the above reference to "Ethan"; I meant Nathan.

I hear these commonly referred to as the NEFF "Not even for free" homes because rehab/taxes cost more than they would sell for.

I own several rentals and don't have an LLC, DBA, license, or office and I have a regular full time Job that doesn't involve RE.

Many BP regulars don't like to have mortgage pymts be more than 50% of their gross rental income.To be conservative with a conventional lender don't exceed 36% of your gross income for all debt payments.Not sure if you are trying to stretch yourself or be safe.Safe is 50% of your gross rental income for income and no more than 36% of all your gross combined income for all installments.

For the record zoning in Hawaii (the island of) is still insane but it does allow for vacation rentals and regular tenants.