@Kenny DahillWe like taking the approach where we minimize our LTV ratios within our loans, regardless of whether or not we COULD take out additional cash during the refi.

Due to this situation, I am currently searching for REOs or foreclosure properties with minimal damage to invest.Surprisingly, I found one property in a good neighborhood but not in a good location.

If your plumber is behind schedule, that means your drywall guy can't close up the walls, the painter can't paint them and the finish carpenter can't put up the crown moldings.That one delay can push your project back for weeks.  

@Jean-Thierry Aleman I would look into the delayed financing option if you paid cash to re coup those funds.  

My other concern is making sure that I'm analyzing a deal properly and minimizing any risk.

@Jesse Fisher @JR T. makes a good point about trusts, BUT, unless you purchase in the name of the trust, and any mortgages are in the trust's name, it'll be clear who the owner is (you) with minimal research.

I am usually never at home so i gotta type everything on the phone, otherwise i would more easily be able to get into more detail.now the amount we pay the manager is not very much at all, but that is ok because the manager gets a huge perk: they get to live in the manager's quarters which pretty much all motels in the united states have. the managers quarters is connected to the front office and consists of a 2 bedroom, 1 bathroom apartment with an adequate spacious kitchen and spacious living room. an older couple who is retired, about to collect social security checks possibly, and has a minimal and quiet social life is most desired for this position. they get to live rent-free and utilities-free, and i get a manager for minimal expense. its a win win situation and i often become good friends with them. most managers only stick around for 1-2 years, but some are willing to basically stay for decades even.the motel business is a seasonal business, but not an extreme one. typically around march-may, business slows down an observable amount, and after that it picks right back up to 90-100% occupancy on every night. several nights a year, we have to turn away guests at nighttime because we have no rooms left to sell.the budget motel is a peculiar business, but then again its really not. your average person might struggle to understand how this business requires a decent amount of hard work, yet is simultaneously one of the most laidback businesses you can get into.we remain super competitive, to the point where its not even competitive anymore for us. the reason why is because i have placed a 40 inch tv in every room, along with a full sized refrigerator and a real kitchenette. for $190 total per week and free housekeeping and wifi, who wouldnt want to stay there vs. renting at an apartment that requires all sorts of documentation and an application fee?

This will minimize your downtime waiting on the government and banks.Second: IF the deal is as good as it sounds, the lender should be able to recognize this and be much more open to working with you.

Built in 1955 the duplex has delayed maintenance and would like some input on my numbers and thoughts on purchasing. 

So you delay the closing for 8 weeks which means you start rehab in the fall and selling in the winter.