if you aren't will to or don't want to go into those types of areas, but by all means the FHA or 5% down conventional 2-4 unit loan is gonna be the way to go in my opinion.We did a house hack as our first move into reale state investing and it was the best thing we ever did and continues to expand ints benefits to us every year, So I am a huge fan of the strategy. 

Sellers aren't willing to do anything towards the deck or foundation.

If you aren't a cash buyer, you don't want to lead with fake cash like a lot of buyers do.

They aren’t explaining the mechanics of how this strategy would actually work in the event a lawsuit is filed and potential implications on your insurance.

You only need 3.5% down for an FHA mortgage.3) Why aren't you house-hacking RIGHT NOW? 

The tradeoff on the joint financing is going to be the (refi) costs associated w any transfer of ownership, HOWEVER transferring title to the LLC is unlikely to trigger due on sale (b/c it sounds like most banks simply aren't monitoring and/or enforcing due on sale in these instances) which would make the ownership (sans the actual mortgage note) more easily transferable than exiting your position as an individual owner?

Hello @Kenji Tominaga,Agreed with @Chris Seveney regarding having the owner offer cash for keys.Since there aren't many options on the market that can compare to the deal you have in place, I'd recommend waiting it out (if possible).Chances are, the value of the subject property will continue to increase while you wait for the tenant issue to be resolved.

They said the boards have become greedy and aren’t even considering actual comps, they just deny everything.

We aren’t looking to pay one of those “guru’s” that feed you a bunch of crap.

Rentometer is fair as an aggregate, but often misreads the market in high rental areas or very suburban markets where there aren't a ton of rental options.You should be able to be within $200/month using MLS data which is not all on Zillow because the syndication of rental data is way less than sales data.