I'm sure there are other things different companies will have in place that could change your experience interacting with the PMC depending upon how they set it up, and that could effect who you decide to work with. 

At a $7,200 annual tax, that is a 2.44% effective tax rate, and I thought Illinois was the highest in the country at roughly 1.96% (meaning just under $6,000 tax on a $300,000 property). 

The tradeoff is that rolling in fees increases the loan balance by roughly $15k, and the simple break-even is around 12 years.This is a really solid breakdown, and you’re thinking about it the right way by actually running the math instead of just chasing a lower rate.A few nuances to consider beyond the ~$100/mo cash flow bump:• Breakeven math – The simple 12-year breakeven is directionally correct, but if you factor in inflation + potential rent increases, the effective breakeven is usually shorter, especially if rents reset every 1–2 years.• LLC + liability cleanup – Moving the debt into the LLC isn’t just cosmetic.

Quote from @Demetrius Collins: Hi everyone — I’m Demetrius, new to BiggerPockets and based in California, but actively working the Detroit market.My focus is on off-market, investor-grade properties, and I’m currently working through placing a live Detroit deal under contract while also building longer-term relationships with serious cash buyers in the area.I’m intentionally not posting deal details here because I'm unsure of the rules, but my goal here is to:Learn from others active in DetroitConnect with investors who value clean execution, POF, and quick closesBuild relationships beyond just one transactionFor those actively investing in Detroit, I’d welcome any insight into what’s proven effective in finding and vetting dependable cash buyers.Looking forward to learning from the community.— DemetriusThe Scollins Group, LLCHey Demetrius welcome to Detroit. 

But the worst side effect so far is missing out on a lease opportunity from a good tenant.  

Using a HELOC can be a useful tool, but it’s usually most effective once your first deal has proven it can operate cleanly for a full cycle.

If you're looking to scale in the short-term, you'll need to be effective with your usage of cash.Ultimately, you should base the majority of your decision on a cash flow analysis, comparing both scenarios (in addition to your short-term goals).Another very important aspect, is the current condition of the property and if there is any deferred maintenance.

Everyone has the right to protect themselves and a gun may be the most effective method, particularly for smaller, weaker people.

Even marketing tactics like open houses are not overly effective to sell 99% of homes.

I was not aware how effective cost seg could be when used properly👏🏻.