Is it conforming or legally non-conforming (ie. grandfathered)?

The main issue that conforming residential loans require owner occupation except the 'investment' conventional loan.One more thing to point out is calling the FHA loan as the "first time buyer" loan is a misnomer. 

These conforming residential loans should possible work for you since they require owner occupation.Good luck.

The general spread is 7-10 depending on a number of factors such as whether the billboard is conforming or non-conforming, whether you own the underlying structure or if it is owned by the billboard tenant, type of structure (size, monopole, digital or static, etc.)

A couple of small jobs to start to get the Certificate of Conformity.

That being the strategy, they don't want to get out of bed for just any ole loan . . . they want the ones with some meat -- likely the ones that conform with their companies internal loan limits.

I’m wondering what are some acceptable reasons for purchasing a new primary and turning my current primary into a rental if I recently did a cash out refi with owner occupied rates (assuming conforming loans)? 

I was seeing this with quality properties in Oklahoma City in 2019 and still occasionally come across something that would conform to that pace, but there's a lot of trash out there painted like ponies.The surest bet would be a house-hack + a few single families, but for a non-owner-occupant investor I'd say 4 single family houses in a market like Little Rock would be a quality approach.

It's all up to you and how comfortable you are pulling equity out.I really don't think theres a time that's "to soon" to start buying, again its up to your conformability, if you're ready to pull the trigger then start looking at some properties and pull the trigger. 

You could have a legal non-conforming building where it’s grandfathered in.