I don’t want to rule out Nashville area in the next couple of years though.

I have been doing research and trying to find a property in north western Philadelphia-Overbrook and Wynnfield nieghborhoods that is either a single family or 2-4 unit residential rental for under 250k.I want a property to get me at least the 1% rule for rent.

.  (* of course hip urban areas or nearly brand new with lots of amenities would be exceptions to the KC or midwest rule imo)

I know that rule is federal for owner occ.. how about investor notes or commercial notes.. ??

If cashout refi AND Heloc are options, what rules of thumb or strategies should be considered?

As a general rule I think you should use them in your NOI calculations, especially if you think you will ever scale to the point where it is necessary.

You can likely become a member of several credit unions as they don't all have much of a restriction on membership.While we can not give you recommendations here in this thread (against forum rules to give recommendations outside the marketplace), we can give you advice.

There are a couple of other identification rules you can use to identify more properties depending on the size of the transaction and the value of the identified properties.

The numbers were crazy good. 2.5% rule!

Cap rate is around 6.5%, based upon my calculationsThe 1% rule has not been met as 6,000/800,000 = .75% but as I mentioned, I am receiving a little less now due to living in the place for the year.