The people are a bit abrasive and the fees are excessive.

Quote from @John Helms: I used the seller's attorney/title company to close my first rental property this week and the costs seemed excessive to me. 

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

You can scale infinitely vs scaling when you have excess cash.

ATMs, seasonal things like christmas trees/snow cone, EV charging, even donation centers), excess land to expand building, buying a center with below market leases and pushing rents, potentially re-demising larger units into smaller units, which pay higher PSF rents, working to move a mom and pop tenant base into a national tenant base.As for capital items, these tend to include resealing and striping the parking lot, potentially refreshed pylon signs, cleaning up landscaping and painting curbs, possibly a full facade repaint. 

How is that NOT an excessive, unnecessary, and paternalistic, government regulation, Don?

Too much space and high of a cost basis to compete with hotels, along with being excessive space for 1-2 person stays, while also not big enough for multiple families.

If it's an excessive amount then you can lean on the HELOC.

Here’s a potential playbook:Refinance all mortgages into your name ASAP to avoid forced sales--rates may not be ideal, but stability and control are more important short-term.Create an LLC or Trust to eventually hold the properties (talk to a real estate attorney/CPA—there are tax and asset protection factors to consider).Consider pulling equity from one or two homes via cash-out refis to:* Build reserves * Reinvest in higher-yield markets (more on that below)* Use excess cash flow + new capital to diversify--you could start buying turnkey rental properties in the Midwest or Southeast, where lower entry prices and stronger rent-to-value ratios can create better monthly income without you lifting a hammer.3.

Ashcroft can offer slimmer returns and still have excess demand for their offerings because of... brand.