I certainly can't speak for all banks, but if you insist on going small loan commercial you're likely to find the best bet at the smallest banks you can find. maybe a credit union.

Having dealt with smokers who dont think butts are trash and twenty something slobs I empathise, your best bet is get them out.

The days the angel investor realize they are betting on non-profitable companies in SFBA are not too far.

Even if you have to look outside of your immediate area to make that happen, that may be the best bet.

I'd imagine selling + 1031 exchange would be your best bet, although you can probably get an 80% ltv line of credit through Penfed if you want a different route.

If you need cash for the rehab, best bet is to partner or find a HML.

I'm betting they won't get any more than $200k. 

Your best bet is to hire a buyer's agent and he will walk you through what's needed in your state.

On one column shows how much I have to pay out-of-pocket while house-hacking and the  other column shows the cash flow while renting all the units. 

Sounds like $15k might be a generally safe bet on houses that look "pretty good"... and obviously upwards from there if adding an additional room.Property management fee: Yes, 10% was my starting rate there, but I have 4 properties in the area currently and my management company has a portfolio rate of 8% once you reach 3+ properties through them which is a nice little bonus.I should have caught the property tax difference!