I'm a bit concerned about the appraisal, given the full rehab we've done on the property.

Buying a modular or mobile home first and then next move into a single family.Buying a home out of state only having to put 10% down can be used as a short term rental immediately then on the second year you refinance and transition into a investment you only need 85% LTV.The tough part is when a buyer purchases a single family home and then wants to buy a 2-4 unit and say they want to live in a unit.

Someone didn't get all of their money and that concerns lenders.

I got into a mobile home on 3 acres in suburb of Tulsa ok, the owner quit claimed deed to me and we signed a contract that I would rehab and sell at that time he gets $60,000.

Would have some concern, given their very rosy projections of NOI growth even in year one from 3 million to 3.4 million ,13%. however, Yardi data shows Atlanta rents are actually negative so far this year, by -.1%. 

It's concerning about the new build prices being lower than resales.

Despite being remote, I felt confined to my desk every day with little mobility, and the heavy emphasis on commission made it a rollercoaster experience.During a recent trip to the States (I'm Canadian), I had a realization.

Of course, VA loans are no downpayment and investors loans require downpayments so if cash on hand is of concern, then you will need to wait but otherwise, maybe buying today is the better move. 

They are only concerned with current value of the asset on their books.They likely want to also see the full value so they can illustrate they are paying attention as a recordkeeper.

:)  If you find a tri-plex for $160k, it will not be in the best area, but your concern will be the  condition of the property and is it rented or rentable?