Higher the risk, the higher that % will be. 

There are a bunch of good choices IMHO.We don't have leather but all our surfaces are super durable because they are higher end sofas and chairs.The 3 main couches are a pair of Basset and a La-Z-Boy.

The asking price is on the higher side and I am trying to figure out what is a lower side reasonable offer price. 8 br, 4 bath, basement (not finished, laundry). 0.5 miles from Temple.

There's a high chance that you are feeling FOMO from the returns in public markets, sell your houses for a loss, pile into stocks, and then see mediocre performance while real estate heads back higher again.I see this, and similar actions, play out over and over.Personally, I'd stick with the real estate rather than selling it.

Location of accountant: some accountants will charge more if they’re in a higher priced locationGeneralist vs specialist: if you want someone real estate specific, it will likely cost more.

You can certainly buy the property in the name of the LLC but you'll have to use a DSCR product which will have an interest rate that's 1% higher than conventional. 

However if you are looking for options without points then you would either want to consider taking a higher rate or increasing the term of the prepayment penalty. 

It’s a higher barrier of entry investment with much higher returns (and tax incentives).  

Few will do them, and those that will, have very low leverages and higher fees. 

Also having a higher proportion of revenue generated through the residential component of the building does make financing easier. (3) The exception to the 80% rule I abide by is when the commercial space is leased to a credit tenant with a proven & sustainable business  or where the space presents the opportunity to attract a neighborhood amenity F&B operator (this is most beneficial in instances where you have a larger localized portfolio where these commercial tenants can positively impact the value of your overall residential portfolio).