I still think looking for a TLC 2-4 unit can be a good idea to open up the ability to upgrade/renovate to speed up the equity position and tap into the ARV to pull your initial capital back out plus in most cases enough for the next down payment. 

You would have to contact the current housing committee and fill out a rent adjustment form, if approved the portion between the housing committee and the tenant depends on what the tenants income and ability to pay and all of that will be listed on the confirmation

If anything, I've noticed a small price adjustment in slightly lower list prices, but it's hard to tell when you're waiting for a trend to occur whether a handful of new listings now represent the entire market as a whole. 

In Gary Keller’s book, Shift, he lists 25 creative options that are most common, but barely scratch the surface:- Seller Contributions- Seller-Funded Permanent Buydown- Seller-Funded Temporary Buydown- Owner Financing- Contract For Deed- Seller Second Lease Option And Lease Purchase- Seller-Assisted Down Payment- Wraparound And Assumable Mortgage- Gift Funding- Selling And Refinancing Existing Assets- Non-Occupied Co-Borrowers- Using 401(K)- Temporary IRA Transfer- Pledged Asset Mortgage- Equity Transfer And Bridge Loan- Employer-Assisted Mortgage- Lender-Funded Buydown- Fannie Mae’s “My Community Mortgage”- Running Scenarios With Automated Underwriting Systems- Adjusting Amortization Period To Lower Payment- Adjusting Interest Rates To Cover Closing Costs- State, Province, And Local Grant Or Bond Programs- Mortgage Credit Certificate- Private LendingHe said these options barely scratch the surface.

It needs to be a certain speed, certain smoothness to your due diligence and underwriting procedure, you really shouldn’t get too much into the weeds, especially when calculating monthly costs.  

Check what others are doing in your market and adjust, if necessary.

@Nathan FrostThe advantage - some will do 90% and 100% construction but recognize your signing a personal guarantee and will be paying 10-12%+ for interestBenefits of a private lender are speed to close, creativity in cross collateralizing etcThere are a lot of people on BP that think oh private lending is less strict than banks and easier to get.

You can adjust the formula according to your area.

We have great weather so it's an easier adjustment coming from LA.

Most general practice attorneys probably are not up to speed on these..