I have called several local banks (I still have more to call just have been at work and not been able to call all of them yet) but the several I have talked to so far have offered me a variation of 20 yr fixed for 5 years then adjusts every 5 years or 20 yr fixed for 5 years and then can adjust up or down every year for the term of the loan.

The ADU program allows you to add a unit by right instead of going through the entire zoning variation process.

Most States have variations of Horizontal Property Regime Acts (older communities), Condominium or Homeowner Association Acts (newer), and Uniform Common Interest Community Acts (newest).

Its a non-conforming loan so there will be slight variations in terms and conditions between lenders. 

I understand there are seasonal variations in the real estate and rental markets, but I've always found Spring one of the easiest times to fill vacancies. 

Everything points to those zip codes being "undesirable" areas even though, I would not call them "hoods" like you may see in bigger cities, more like low-income, majority African American areas, some of those lots have been on the MLS for over 5 years, so very low demand.One thing about Alabama is that, there are huge variations from city to city- Montgomery is not a desirable city,  Birmingham is going through some gentrification where you have homes in the 20-30K and 200-300K ranges in the same zip code.

And today I walked by a Nissan variation.

I've calculated it anywhere from 6% to 11% based on management fees (or self-manage) and a small variation in rents (from $2000/month to $2250/month).Thanks for your input.

As expected, there are slight variations in the managements fees and many clauses, but the differences in termination fees, mandatory commissions, and willingness to negotiate were surprising and could have a huge impact on exit strategy when the time comes. 

or some variation of this?