Thank you for the feedback—it’s clear this discussion has helped me better articulate my goals and address the disconnect between my vision and the typical investor mindset.

Small multi are great investments but typically you will not have a home run out of the gate.  

Typically it's 10% down for vacation homes for Conventional

Typically, we see it take several days except in PA because of the promothonotery or whatever its called for taxes in PA.  

Typically, lenders don't look that hard into the LLCs.

Multifamily properties do require more management overall and typically appeal to a smaller, investor-focused buyer pool.At the end of the day, you can be successful in both asset classes and they go hand-in-hand.

Just ensure the new property aligns with your financial goals and cash flow expectations.After completing a 1031 exchange, you typically don’t have to wait long to do a cash-out refinance.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Is it a typical inn/bed and breakfast setup with all the rooms inside of a main house? 

But properties typically end up in the repository list for a reason.