If you need to get out quickly,  to liquidate assets to buy another asset, or simply take draws to cover living expenses, the liquidity of the stock market is good for that. 

Others do it with HELOCs, too.... draw on the HELOC at 5%, re-lend at 12% and 3 points. (2) Yup, that's pretty much what people do.(3) When you have a proven business & model, assuming of course the year isn't 2009, raising capital is rarely an issue.

My creative mind is drawing a blank.

In the deep south HUD is usually higher than market rents.. thats the rub in those areas and the big draw to investors to invest in subsidised low end housing in those areas.. not to mention the prices of the homes is very low since there is ZERO owner occ activity. unless you have been there and understand it.. its tough to fathom coming from  the pac nor west were we simply dont have the same dynamics at play.  

Our priorities are 1- fixes for safety or to prevent further damage; 2- fixes that improve the rental income or will draw great tenants (we're turning the studio to a 1Br to increase rent), and 3-things my wife wants for customization/aesthetics (happy wife, happy life).Some specific questions I had so far are:1) We have a modified bitumen roof. 

Such investments would be wholly for the plan's benefit and not anything you would draw on personally at the current time.

.- 2 Bed / 1 bath 800 sq ft to be upgraded to 3 bed 1.5 Bath (additional 600 sq ft) - Architectural drawings already approved- Currently in inspection period, so looking for bids- Potential to lead for long-term business in the areaCall me or PM at your earliest.

Sellers wants the down payment in their pocket right away. so do I create an escrow that also draws up separate loan docs for the balance  - I want SELLER to continue paying their small mortgage, but give me possession of the property to rehab it and pay them off everything when I finish rehabbing, sell house and escrow closes.

Are there any draw backs of an LLC owning a property? 

Do you just draw up a note and get it notarized?