AC units have a data plate on them where you can find the manufacturing date, it’s either printed very obviously, or commonly the first or second pairs of numbers in the serial.

A roll of duct tape, as he also suggested, is something I'd definitely add to a basic set as well, too.A small pair of tongue-and-groove Channellocks-type pliers.

My realtor wasn't very helpful.Converting it to a multifamily wasn't and issue, it increased the taxes significantly, paired with other property increases. 

So in other words, it places another experienced pair of eyes on your deal and the numbers behind it (assuming the hard money lender is legit, experienced, etc.).I think a HML is a great way to do your first deal as it provides you that second pair of eyes, is quick and easy to fund (most reputable ones are), they can provide you a proof of funds and even if your net profit is lower due to the higher interest rates and fees, getting a piece of the profits is better than sitting on the sidelines wondering "what if".

Conveniently paired with no recourse afforded to the property owner.

This gives me the flexibility of having a couple in the queen room, another couple (or unrelated pair) in the double room, and kids in the bunk room.

Anyone can come up with a pair of competing theories for why one might  be better than the other, which theory is true depends on when you are asking, I can't predict what the future might bring, but I'm not really super loyal to any particular mortgage distribution channel.... a lot of old time mortgage brokers became bankers after the crash (banks got bailed out, brokers didn't, broker market share dropped to like 0.1%), and remain bankers in spite of the market switch, just because they are old and comfortable and don't like change. 

They are usually paired with an LLC or other legal entity.

Right now my debt to income is great paired with excellent credit, and I plan to use that to aquire some buy and hold investment properties in the future.

Unsecured borrowed funds can't be a down payment paired with a FNMA loan, but secured borrowed funds can be.