Quote from @Terry Ouimet: justifying illegals to pick our crops and build our houses I think it’s fundamentally incorrect- it lacks  Integrity.

Given your firsthand experience with the Alabama market, particularly with septic-specific considerations, your insights would undoubtedly provide a more accurate perspective on the operational and maintenance costs affecting this asset.Even with the available information, there are still substantial assumptions and speculative elements that must be integrated into the current and pro forma financial analyses to provide a meaningful valuation.

This conveys confidence and ensures you don’t end up overpaying or taking on unfavorable terms.Negotiate More Than Just PricePrice isn’t the only factor in a deal—other terms can often be just as valuable.

@Adam M.The cost for a real estate tax accountant will vary based on location, experience, education and other factors, just like any other professional.

You have to factor in demand and vacancy rates to determine if it will be more profitable, and that’s specific for each market.

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.That 600-800 you are factoring in the HELOC repayment each month too, correct?  

You will also have to factor in the closing cost for the new loan.

Heck, some people might even pay more for the 'cool factor' of living in a 'small home'....I'd give it a go since you're a veteran of this RE stuff.

This concerns me about the potential to maintain a solid tenant base and would likely cause a higher vacancy factor.

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow.