Keep using your 2/5 primary no tax up to $250,000 and your basic rent offset cost for the investment.2.  

I paid for a cost seg study on my only str property.

Estimated closing cost is $7776.80 on a $75k washout refi. 

Let’s say you sell for $672 and net say $620k after selling costs?

Cost was like 30% less than the next cheapest ones. 

when your dealing with a borrower with experience...its not wise to control the Construction, Its not smart to smudge HUD's (i took myself, title and attorney days to figure out my closing cost went from 25k to 40k)...later to find out most of it was in fees and paying 12 months in advance of mortgage payments.

Just my opinion but one residential property per LLC is an overkill in my mind and just ends up costing a lot more money down the road in administrative / accounting fees. 

I am using cost of the home!!!

I’ve had properties that were empty and vacant and the water was cut off.  

It's unfortunate but this is a hard business some times people just can't cut it even if they've had some success before.