We used the money to pay her car note off and did our primary home remodeling so now she's happy and on board for future deals.

Does the residency requirement for primary housing require living in a legal unit?

I have 200k equity in my primary residence that is burning a hole in my pockets. 

I currently have 4 properties, 3 being rentals and 1 as a primary.

Commercial note rates are typically higher than primary.

Couple things in your way: buying house from Dad isn't arm's length transaction; $23000 annual income = $1916 a month how much credit cars/student loans/vehicles/ and primary residence payments/ is there depreciation added back to that number?

The primary struggle I have is whether I even need an LLC or not.

Problem is since its a "single family" residence it can't be my primary & an investment at the same time therefore I can't qualify it as income.

This is very similar to adjusting DTI if the borrower owns cash flowing rental properties in addition to their primary residence. 

Almost 2 months later I received a denial because the unit is not my primary residence.