As a broker, my biggest pet peeves are hard money lenders circumventing to my clients, not being upfront about fees, asking for a commitment fee prior to issuing loan docs, and "matching" my broker fees, even though I underwrote the file, got the client, and did all of the processing work. 

If speed is the main issue, one creative option some investors use is EMD financing to lock the deal up while keeping liquidity available for the rest of the capital stack.

They have very little support to fix their issues.

The key issue is when the property was considered “placed in service.”

I only have commerical rentals at this point. all NN or NNN  with doctors architects etc so not an issue for me personally .. the folks I fund for rentals seem to be doing OK in some markets thought they concentrate on section 8

Existing rental sells, closing on the new rental takes place and 1031 exchange is completed.I've never done this before and don't know if it is possible though, what potential issues there may be, things to watch out for, etc.

Typically, if any payment issue has occurred, it is resolved the next month if reported to the correct person.

The only negative is when a tenant cause issue arises they can’t pay for the repair.

In most cases, the property manager ends up being the one truly running day-to-day operations, which makes it hard for the IRS to see you as “materially participating.”To meet REP requirements, two things have to happen:-You (or your wife) need to spend more than 750 hours a year on real estate activities, and-Those hours have to make up more than half of total working time for the year.The challenge is proving that level of involvement when a property manager is already handling leasing, maintenance, and tenant issues.

If you mess up with the wrong color paint in a bathroom, no big deal.Commercials main issues to stress:1.