Quote from @Jacob Molina: How did you do a 3-2-1 loan or how did your loan officer bring that about?

Above are just hypotheticals, but they bring to light the point, which is, evaluating opportunities requires apples to apples comparisons. 

Historically in EBR, though, once the exemption is in place, it is unlikely to be removed unless the property is reassessed, there is a complaint, or some other action occurs to bring non-owner occupancy to light, such as buying a new primary residence in the parish.

Rent by the room may bring in more cash flow per bedroom, but may not cash flow as well if you convert the SFH back to a long term rental.

A good one will also have skin in the game and will even be able to bring new acquisitions to your attention.

We had to bring the 1925 house to 2023 code which involved un-installing 26 windows that were already nicely installed (in appearance) in the house, reframing them to 2023 standards (at the time) which also involved strapping the bottom of the wood framing with metal straps (mind you this all after we had already completed the inside renovation).  

I don't disappear when things get hard.Luckily, the investor/seller agreed that adding a fence and some other things would bring the property a better sale price.Not all agents are experienced, and not all investors need an agent.   

Focus on long-term guests, like corporate clients staying 30+ days, because it’s easier and brings steady income.

@Geoff Engel If you don't want to be a landlord but still want to be involved with investing you could be a private money lender for flips or in partnerships and bring the money to the deal.

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