@Joe R.Good intel and good news on pricing for pools and trusses, thanks Joe.

Great if you want to add rentals or non owner occupied properties to your portfolio but not so great if you wanted that winter log home in big bear CA or Mammoth lakes, CA.The good news is you're from TN so you have no earned income tax from the state on wages only interest and dividends in certain cases so thats a pro right?

They will give you the run around for days, and tell you everything is okay only to give you the bad news 30 days in.., Honesty is the most important aspect in mortgage lending. 

The good news is you will be able to get debt on properties easier than someone who is making $50k per year assuming you don't have a bunch of bad debt.

I know that's not the news you want to hear but perhaps hearing your story will lead to other helpful advice from forum participants.  

Mahogany is more of an European or local market. 

I have heard that it is great for European guests but that's not my target market.

Here are some articles to review in the meantime:1. https://www.padsplit.com/host-resources/news/how-affordable-...2. https://www.padsplit.com/host-resources/news/why-padsplit-is...

The good news?

SPECIAL RULES FOR SECTION 1031 LIKE-KIND EXCHANGE TRANSACTIONS, page 135 states:". 01 Taxpayers are provided the relief described in this section if an IRS News Release or other guidance provides relief for acts listed in this revenue procedure (unless the news release or other guidance specifies otherwise)..02(1) The last day of a 45-day identification period set forth in § 1.1031(k)-1(b)(2)(i) of the Income Tax Regulations, the last day of a 180-day exchange period set forth in § 1.1031(k)-1(b)(2)(ii), and the last day of a period set forth in section 4.02(3) through (6) of Rev.