Basically, the backyard is garage entrance (previous owner has made it all concrete).Red is my solution to put the garage entrance on the side.

Can’t justify that price until we know the basics. 

Finishing up a 2 bed 1 bath 1400 sq ft that got new roof, gutted inside to the studs, new hvac, new wiring, new drywall, new water heater and plumbing, new insulation, new windows and doors, half vinyl half painted exterior, so basically literally all new everything you can think of and we will be at 50k.

But basically, I feel that it's going to be cutting it really close.

@John Thomson the answer is, in the very basic 'big picture' (skip to last paragraph for small picture), the numerical 'volume' of net migration to your area.

But do keep in mind Charleston is basically a world class destination so 4 to 5 caps are the norm

You basically need a 620 Credit score with a 5% down payment to do a primary.

As a starting guide for markets, here's an older BP blog that has some basic considerations:  https://www.biggerpockets.com/blog/2012/12/22/out-of-state-real-estate-investing/I'd also highly suggest David Greene's book on Long-Distance Real Estate Investing: https://www.biggerpockets.com/store

The bank simply tasks the appraiser with making "the call" so to speak, and works it' formulas from there that determine if they will lend or not.

I spoke with my lender who got me my original mortgage and asked if this would be a possibility and he basically said no because I don't make enough money anymore, so this is the reason why HML would be my second option [I was working full time when I got my first mortgage, then I had a baby and was a SAHM for 8 months and have been working only 2 days a week since October]Any advice?