You can set occupancy limit's and a person is an occupant no matter what age.Your occupancy limit per size apartment must be consistent and not exceed city code standards.I like quite buildings my units are desirable enough that a single occupant can still afford a 1 br. and I limit my 2br units to 2 people.. 

Assuming the property does not have major issues such as deferred maintenance or lacks desirability, accepting anything less than 20% down, minimum, is asking for problems.  

ELOC are difficult to find on investment properties and probably will not desire to go above 70% LTV so likely will not be able to help.I understand Texas to have high property taxes. 

I currently work in commercial real estate for a large developer, but have a strong desire to put together rock-solid deals in the single family/multi-family space, utilizing BRRRR and/or flipping.

As long and the total assessment for a tax base and the tax rates generate the desired amount of income, the assessor doesn't care too much about individual values.  

Here is the summary of my situation that requires creative thought:Location: DC Suburbs (Clifton, VA)Original sale price: $300KOriginal mortgage: $240K ($60K down)Money spent rehabbing property since 2008: $70KTotal cash invested: $130KCurrent sale price (based on comps): $430KAmount owed on mortgage: $208KPotential cash generated from sale: $($222K, not including transfer costs)Estimated Monthly Rent: $2,200Current Monthly Payment for M/T/I: $1,300 *Biggest yard and likely one of the most updated homes in a desirable community where "average days to sell" is less than 14.Now the issues:Need $100K-$150K out of the house (or via investment) in order to put down-payment on next home, which will be primary residence (probably a $600K home).I've plugged numbers into every rent-or-sell calculator out there, but always feel like I'm missing something big.

I'm an IT engineer and I enjoy what I do but, but I desire to achieve and build more.

Is the house in a more desirable part of town? 

If you're like us, where you have a burning desire to pursue this journey,but still need a push, then let's take this leap of faith together.We can share our passion and experiences together.  

What I was good at was running a business, I started my own at the very young age of 19, and what I did have was the desire and determination to succeed at my new goal at that time - real estate.Start small and flip a house.