Banking on the rigidity of a bank is important. One of the most successful techniques for a real estate investor is to create a cash out refinance on a piece of property. I like to buy property no money down. Learning how to do this is information for another post. Here is how it works. You have your banking relationship and now you are getting ready to take title to the property. Before the old seller signs a deed over to you, you ask the seller to sign a deed of trust to a company that you control. This deed of trust is recorded against the property prior to your deed going to record thus creating a second lien on the property for the amount of equity you want to cash out. After the documents are recorded, the bank will typically allow a refinance for up to 80-95% of the cash value of the property. The refinance pays off the old first for the seller and the second to your company thus cashing out of the deal. Make sure your new loan does not create negative cash flow and always leave 20% equity in the deal. AH