In contrast, I love to travel and have more hobbies then i have time for.

In contrast, you could do a cash-out refi but you start paying the interest on the cash out on day one.  

For example if you 'moved in' yesterday and your workplace is 1 hour farther away than your last primary residence, that really doesn't make sense...By contrast if you moved in yesterday to secure a commute that is 1 hour shorter, an extra bathroom for your teenage daughter, and a yard for your dog, that makes sense and you're good to go!

The contrast was anything near the Austin downtown being "expensive land and cheap(er) houses".

Contrast those numbers with what I was told my house would produce if I went with a larger management company in the area -- I was told by that manager that my house would produce a maximum of $45K gross...

@Einat MenasheThe matrix below may help with terminology and comparison/contrast across the various property types, the information is general in nature and there are of course exceptions:So based on the matrix above, your question:Is it correct that the ARV for small multi-families is based on your NOI and Cap Rate?

Agree with @Kory Reynolds.Generally not a good idea to put rental real estate inside of a corporate tax entity.You should get a second (and ideally independent) opinion to contrast with your parent's CPA. 

You might do well to talk to -- and get financing quotes from -- a few and then compare and contrast.

- No lights on in the picture, terrible resolution and contrast (6th picture...also what is with the black things on the ground on the carpet?)

By contrast, don't call me if you're fee sensitive for loan amounts below $100k, I'd be paying to do the loan if I ate the fees.