Thanks @Jared Hottle sounding a lot like that may be the key, consistency and doing the leg work some others may not be willing to. I

The pages you want to pay attention to is 12,13, 40, and 42 when you are specifically referencing Duplexes and Triplexes with RM1.

@Jonathan Bell I don’t want to spend another 6 months saving up money if I don’t have to is what I should’ve said instead.

What you are referring to is exactly what I do.

I plan on adding a bedroom to my 2bd/1ba until by converting the shared laundry room that the unit has interior acces to. I

With this being the case, that means that the most that the lender will give you access to is 85% ($205,600) of $257K minus your current balance of $138K which yields $6,600 under the best-case scenario. 

If we’re going on two years of this crap, and it hasn’t gone away, I doubt it’s likely to. I

I have considered deals out of state though and what I have found I am most comfortable with are areas within a 4-5 hour drive max so I can get to them relatively easily if I absolutely needed to. I

thank you guys- once I have a agent assigned how to i actually put the property into the LLC?

The "how to" is a river, ever changing and moving so it can be wrong from time, or the simply foundational fact that competition sucks and those who can will work to crush it at any and every potential.