Switch to M2M with a moderate 4% (or full 8%) rent increase and the requirement that you be able  to show the apartment to prospective renters as soon as they give notice (written into new M2M contract).

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We don't do them at US Commercial, so this is not a solicitation (that was for the moderator), but you need some experts on your team to structure your path forward.Best of luck either wayStephanie

Any recommendations for low tax areas with cashflowing townhouses/condos and moderate growth?

I am a moderately successful broker, working on my own, and I see deals all the time, as I said, but I can't buy everything I see.

Ideally, the property would have a small yard for our dog and be within a 45-minute commute to the base.LIKELY: To purchase an initially low/no cashflow two to four unit property with moderately difficult rehab opportunities, a small yard, with a longer commute time.First, is there something I should be aware of or may have missed?

A purchase in a Low to Moderate Income Tract (LMI), such as Hillman City here in Seattle, would qualify for special programs with better features than regular mortgages with a 2% Down Payment Assistance with certain lenders.

If you like that area, try finding a moderate rehab single or multi family property in San Luis Obispo.

From Tampa Bay north and then inland, there are huge influxes of residents who want to live in a moderate climate and be close enough to go to the coast if they want or Orlando but not necessarily live there.