All of my mentors so far have became so because they're invested in me and they believe in me and ideally those are where the best relationships come from.Also, everytime I get my statement from Sallie Mae, I'm reminded education is not priceless.

Hey @Molly Bortz-Druffel!

If you establish a Sub S or C -Corp and move 1 or more properties into the corp, then get the loans in the name of the corp. even if you have to personally guarantee the loans, Fannie Mae will not count those loans into the 10 financed property rule. 

It depends on what you mean by "personal mortgage" ... it is my understanding that a traditional, fannie mae/freddy mac, 30 yr fixed mortgage, the kind that typically have the best rates and terms around, are available for residential property, which means 4 units or less, with 25% down if it is purchased as a rental (as opposed to a primary residence), and you can get up to 10 of those mortgages in your name (plus 10 more in your spouse's name if you're married and structure them properly) ... now, when you go into commercial property, 5 units or more, then you get into commercial mortgages, or portfolio loans, or private money, but they are not from my understanding eligible for the same residential mortgages described above.

Here is a note, you can buy a vacation rental using a Fannie Mae second home loan.

Its not big or small bank, its Fannie Mae guidelines. 

A:    Depends if they are Fannie Mae loans. 

@Josh NaborsHi Josh,I am working on a scenario just like yours.There are many ways to tackle the above.My client with a similar scenario also wants to receive property from her dad with out any money from their pocket.So what we will end up doing is we'll take title to the property subject to the current note.Then after 1 day from taking title we will apply for a rate term refinance (fannie mae only requires 1 + day on title for rate/term refi).As long as our LTV is 75% or lower we can do this refinance (along with acceptable income & reserves & credit score) since this is an investment property refinance.The difference from the value that the property was gifted at and the cost basis that was left in the property is considered the "gift," so there are certain tax ramifications that you might want to talk to your accountant about with your dad.I've checked with my underwriter and we're about to review this file soon.The above is really just a creative strategy of Sub2 and a conventional strategy of a regular Rate/term refinance so nothing really complex.Good luck on yours.

The reason I changed from LLC's to a corp, or Sub S corp is to resolve the Fannie Mae 10 limit / Freddie Mac 6 Limit,  rule of financed properties.

We just purchased a 3rd SFH using conventional Fannie Mae financing with 5% down.