I may switch to a 5% conventional loan to avoid the risk of failing the self-sufficiency test.

Mainly because FHA has a “self-sufficient” rule when purchasing a 3-4 unit property.

But with all the red tape, why would you want to? Ken

Judicious use of leverage (debt) when the property will still cash flow positive after debt service; when there’s enough equity left in the property to refinance if advantageous, and when sufficient reserves are held to cover vacancies, recessions, and unexpected repairs5.

I just saw a post by @kenny Simpson (who for some reason doesn’t show up in @ search, that said there was a Fannie Mae low downpayment option with no self sufficiency test…) maybe you can find it though I don’t know why I couldn’t mention him. 

Because dual agency is an impossibility (I’m a lawyer) and if I want to see one property I don’t want to be tied to an agent simply because I wanted to see a different property.The listing agent’s fiduciary duty to his seller client should be sufficient for the listing agent to just do a no agency showing agreement with the potential buyer.

Six months reserves should be more than sufficient to qualify and conservative to account for any (eventual) unforeseen circumstances. 

We were under contract for a couple of months while we got through the various contingency periods (attorney approval, inspections, appraisal) and while the tenants were given a sufficient amount of time to move out. 

(If first support agent doesn't understand or says no, call again until you get someone who can help or give you a sufficient answer)If you're comfortable sharing your VRBO listing, lots of folks here are happy to offer tips and feedback to help improve your listings performance.Check out this thread about How to increase VRBO rankingsGood luck!

@Mohsin Mazhar look into class A-/B 3/4 units these tend to have sufficient cashflow so you make money even after expenses.