There’s never a guarantee with financing, it’s a lot of paper shuffling, and the system to appraise a property is…. almost never in favor of investors.

Although, it is a good idea to ask your tenants to refrain from putting anything in the toilets with the exception of human waste and toilet paper because it is possible some tenant overloads their toilet with the wrong items.

Being conservative with my reserves is causing a lot of deals to look bad on paper (after moving out of the property).

sounds like a good deal. a couple things of note to hopefully help: SFR w/ ADU is fantastic, you don't want this to be a triplex on paper. do your DD here, and make sure those ADU's are properly permitted as such. if you intend to live in the property you will have to qualify w/ some type of ATR rules (income/ Ability to Repay).

Just keep up on the maintenance and service of the system and it will be fine.Also, I would put some kind of little sign on the toilet top telling guests not to put anything but toilet paper in the toilet.

It's an inexpensive market, but don't fall for cheap opportunities that look good on paper and details left out concerning the location and the vacancy rate. 

i used to live in the DC area and still own a property in Arlington.i know the numbers on paper look great in a place like Huntsville, but we see a lot of folks in the forums in markets like DC or CA, who buy a random property in AL or OH or KS, and then immediately struggle because they didn't vet it properly, or didn't realize it wasn't in as great a neighborhood as they thought, or even buy an OK property, but then make $32.50 a month in 'cash flow,' and are disappointed in their return.so, i know you asked about huntsville, but i'd encourage you to think about picking a suburb or exurb of DC and really invest some time in it - maybe hagerstown or fredericksburg or winchester, or any place you're interested in within 2 hours with a lower price point than DC.

One of the rentals that I own in Memphis, TN that I bought in early January had a Section 8 tenant already in place, the deal looked good on paper, but I forgot to ask for the rent ledger.

Although her data and approach seems solid in paper, but if she accumulated all these properties in 2021 with these lousy future booking, I'm afraid if she's going to fall ... hard. 

While this does technically satisfy the requirements on paper, it would never hold up under audit and would be considered evasion/fraud WHEN discovered (not if).