He is a commercial real estate developer as well as having built and owned several multi million dollar businesses and has owned residential rental properties as well.

Neither the FHA nor ADA apply to private residential housing within some parameters.

I lost a listing where an agent told the client that they knew me, which they didn't and said I mostly only do commercial real estate - 98% of my business is residential 4.

Those are listed similar to residential properties through the MLS and most list agents don't want to take a call from an over sea investor who wants a below list price (no offense). 

Hi, What type of insurance can you get or should you get for residential rental properties?

Yes, you can still deduct the capital improvement expenses, but they must be capitalized and depreciated over time, typically over 27.5 years for residential rental properties.

Outside of a few residential hard money loans I have never really used private money

We sold one property this year where we wrapped the 4% mortgage note into a 10% note and as a result are enjoying a 17% annual ROI for a minimum of 2 years and possibly as long as 10 years if the borrower/buyer does not pay us off early.After 40+ years of real estate investing, in many different markets across the country during many different economic climates, both in residential and (primarily) in commercial, I can tell you that hard and fast “rules” should be constantly evaluated to see if they are limiting the opportunity to “jump start” your wealth building.   

Nothing wrong with a 1003. 1-4 Unit properties are still residential loans and many hard money lenders use 1003s to get basic information.

@Cheng ChuAre you looking at residential or commercial?