Hi Kyle, not sure what you mean by underground, but I'm based in Seattle and invest in mainly midwest markets (Detroit and Memphis) where I have 9 (soon to be 10) doors.

There are some exceptions to this but this is the general rule.The $150,000 hurdle shrinks to $75,000 if you are married but filing a separate return.Creating an LLC does not suddenly bypass this.In actuality, you created another filing requirement which your CPA will charge you an extra cost for. 

My concern is whether the city could deny permits for these modifications, such as removing walls or converting a garage, or if they are mainly just concerned with safety and habitability.

My assumption has been DSCR is the main driver, coming from my institutional experience (larger deals) we usually target a 1.2 and over DSCR.

SPC is great for moisture-prone areas like kitchens and baths, while WPC is softer underfoot and ideal for main living areas.

They are however good at 20-25% down commercial portfolio loans if you need a creative solution so it depends on what your intended use is, your preference is, are you trying to get maximum leverage aka lowest down payment or is rate or cost your main preference? 

That is one of the main areas we serve in CT.

I've also been focused mainly on Pgh because I have family there who are contractors and can to do any repairs/refurbishments.  

I recently read David Greene's BRRRR book, and it is my main priority moving forward.I have some experience in real estate investing.

As for noise, that is most likely going to be in the main living room or outside.