It sounds like you have a great background for investing as well as assisting other real estate investors in buying suitable real estate. 

It does sound odd to me that there are no inspections allowed.

It sounds like your question is what is the conventional guideline on using these rents to qualify ?

Let me know if that sounds good!

Your new pocket neighborhood sounds really cool.

Multifamily properties do require more management overall and typically appeal to a smaller, investor-focused buyer pool.At my stage, I prefer small MFH over anything else because of the stronger cash flow, scalability, and the more forgiving capex compared to larger MFH, but the best option depends on your goals and strategy. 

Hi @Paul Whitney That sounds like an exciting move!

., sounds like this was in Los Angeles County.Would you mind sharing who you used to do the Lot Split?

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

Share prices are soaring as well :)  Sound familiar?