Fannie and Freddie aren't purchasing non owner, well they said they want their portfolios to only be 7% non owner and right now they are around 19%- therefore some lenders limit what they want to hold.

Cash out refi limited to 75% of ARV.

Some limited support on a one-off basis would be helpful as well. 

As it is set up now, my tenants are allowed to have overnight guests but limited to only a few days.

I am still learning but a lot require you to live in them or you may be limited to how many of those loans you can use.

Some people are stuck in their own routines and limitation and are unwilling to take on a new decision or responsibility. 

A property that is not making cash flow is wasting the depreciation benefit because of it's limitations. 

One clarification...in the City of SD your attached ADU is no longer limited to 50% of the main unit.

I occasionally would get extremely motivated about investing in real estate, but would often be shot down by others or my own limiting thoughts.

What limitations are there for encumbering a property that has high equity, prior to a sale, in order to lower the tax basis as much as possible?