Investors come to our market because of the low barrier to entry and that we have a solid tenant base that provides solid cash flow to out-of-state investors like yourself.

Is this LTV based on ARV or the purchase price? 

Yes, as S-Corp owners deferring salary into a Solo 401(k), you must still pay FICA taxes (Social Security & Medicare) on the deferred income since FICA is based on W-2 wages, not taxable income.

The guest house has STR rental history but the other two units would need to be based on projections. 

On the other side, the bigger companies have more experience and their numbers tend to be more accurate (not always)... as they are big companies "their costumer service" and communication is better but at the same time they "have more mouths to feed" if we need to be honest so can get a bunch of ok or good deals but I kinda doubt they will be great (just my personal candid opinion).

Also as I understand it qualification for these loans are based on the property as opposed to the borrower.

In almost all investments, you should have a solid base of reliable, cash-flowing, and hopefully appreciating assets before striking out into something new or riskier. 

In the end, buyers would overpay for the actual property based on earnings.

@Dustin Sanders Unfortunately, I will be shocked if you find this.  20% down is hanging on by a thread based on where rates are at and the general anxiety over declining real estate values.  20% down is the minimum I'm seeing. 

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