We use Virtual Assistants (I believe the cost of them was bundled with the note brokering program we signed up with). 

There are DSCR loan programs that allow a HELOC to be used- there's specific rules around it and it's best to talk to a mortgage professional to check on DSCR program guidelines as they vary by lender.

Aside from prepayment penalty, flexibility with down payment even on the same loan program.

This criteria is for 1-4 and 5-8 unit programs.

I asked my accountant and they recommended doing a "Drop and Swap 1031 exchange" but they also informed me that they have never been involved in one. 

Less risky and hassle if no partner was involved. 

As your children get older you should then involve them in underwriting, rent tracking and fundamental decision making.

FN loans perform the worst on the books across all lenders who do them, so when guidelines tighten, the FN program gets cancelled or takes on big adjustments. 

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Some DSCR programs do allow 15-year terms, but they’re much less common than 30-year options and usually come with higher payments and stricter ratios.