What I did on appliances, I wouldn't supply them but I let them know I had an affiliate vendor who DID offer a "Rent To Own" on appliances for any tenant's I/we had.   

Using an LLC can offer more legal and safety cover.

Offering preferred return?

I'm in Arizona so any Arizona specific forms would be helpful but I'm open to anything you all can help with.

Instead, they typically employ a sales comparison approach to determine the property's worth, using the income to calculate the DSCR, which usually needs to exceed 1.0 for most lenders.Assuming you have a solid track record with the property and there's enough equity in the deal, leveraging the After Repair Value (ARV) on a sales comparison evaluation could enable you to refinance into a bridge loan until the necessary work is completed.Maybe a mortgage broker specializing in traditional loans could offer insights into construction-to-permanent loans

So if you're buying a stabilized cash flowing asset, the returns you'd have to offer a PML would be lower.

With that amount of equity you'd likely qualify for a HELOC on your primary residence to access that equity to buy an investment property or to buy a new primary and rent out your current home - the latter is what I do personally and all of this is what I offer my clients professionally. 

Would love to connect with people nearby, and if anyone has any advice for investing in the area and which specific cities would be the best to invest in.

Hi Everyone, thank you very much for taking the time to offer your thoughts and insight.

Property managers need to be able to tell you the overall vacancy rate for all their properties and the rate for your specific properties.