The equity guy gets equity, the debt guy get's debt but will likely want some form of collateral to his loan.

The typical loan will be a Fannie Mae or Freddie Mac loan and it is difficult to avoid down payments for Non-Owner Occupied property.Other investors may use other collateral or lines of credit for down payments.

I want to use the home as collateral to protect  their money

Plus the collateral still collateralizes the loan even though ownership has changed. 

Investing in mutual funds provides no collateral which means big risks, regardless of what someone may tell you.

Need 5+ units to go commercial, or multiple properties and a lender willing to cross-collateralize. 

you may be able to refi and retitle at the same time to get these but Fannie won't finance in the LLCs name.One suggestion is rather than a cash out refi (which requires a closing and new title insurance) you could find a portfolio lender that will let you pledge your equity in the properties (usually up to 80% or so) as collateral for the new purchases.

Hey guys...can anyone help me out with how I would go about getting a loan if I have bad credit ? What I do have going for me is a fully paid off 4 unit apt bldn with positive cash flow valued ~70 k.. What would be my...

VA standards for a loan are higher than FHA or any other inspection standards, reason being, they're willing to lend 100+% LTV so they want a secure property that doesn't need work as their collateral. 4.

Get them rented and them get a $250,000 line of credit with them as collateral.