While they might not be the cheapest - no HM lender is "cheap" - they do a good job at what they do.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I have a property management company manage them as I have a full-time job, wife, and 2 boys.

Good luck either way and good job on the remodel. 

Without too much detail I had to quit my W2 job 2 years ago to care for my disabled son and my wife is still working.

When we looked at purchasing a fulling running B&B it was more like 30% with a bunch of criteria we had to meet.Check out this link - https://www.sba.gov/funding-pr...The 504 is for large investments that drive job creation.

I suspect I can build this in 6 to 10 hours, but it is always helpful to have another brain on the job. 3) There is an advanced function I would like to build, but sadly I can't recall the mathematical functions necessary to make the calculations. 

With my W 2 job I might not be able to fly to these areas and vet them.

I’d recommend looking for a market that’s affordable and has good rental demand—local job growth or proximity to schools can be a sign of a solid investment.

Huntsville is a fantastic market with strong job growth, a booming tech industry, and steady rental demand.