There is a single family home that was divided and one half has been rented and an ad on small "house" that has also been rented mostly long term.

Just acquired a property in a small North Texas very rural town.

Pretty common, you can definitely use commission as down payment conventional loans and not have it count toward IPC as long as you're on the loan. 

Here are some practical steps and strategies to consider:## Single Family and Small Multifamily HomesWhen looking at single-family and small multifamily homes in northern Illinois and southern Wisconsin, make sure to analyze the local market trends, rental yields, and property appreciation rates.

Do you work with any specialty tax firms to help us small business owners get access to R&D tax credits, cost segregation and other specialty tax credits?

However, if the loan is assumable, that could also be very attractive to a potential buyer and could end up driving what they pay you higher. 

They asked me to empty my savings, max out cards and then finally to take out a loan.

I’m here because I’m interested in investing in small multi family units, duplexes, triplexes and fourplexes.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

. - will it influence property taxes once we move to conventional loan in 3 yrs?