or sending out a 50-100 a week (or month) then responding to the owners.You should put something in your letter that lists the benefits of working with you versus the traditional route.

How much difference in interest rate when down payment is 20% versus 25% on 1-unit investment property? 

How quickly you can do a cash out refi depends on the lender - it may require more time if the purchase of the property was financed versus paid for in cash.

Typically just refinance into Conventional after that time frame...Pro's: Lower credit scores welcome down to 620 (some lenders go lower but rate will be high);More wiggle room with DTI back ends over 50% DU Approved (Conventional tough over 48%)Less money down 3.5% versus 5% conventional - most 3% Fannie/Freddie loans on hold due to COVIDFHA Guide lines are more relaxed as far as reserve requirements and Employment seasoningCons: FHA has UFMIP - Up Front Mortgage Insurance Premium financed into the loan 1.75% of loan amountFHA has MIP-Mortgage insurance Premium (Monthly) (.85% x loan amount Div/by 12 months) where conventional with higher FICO's have around .25-35% x loan amount Div/12 months for monthly mortgage insurance PMI.In most cases even though FHA has lower rates the UFMIP & MIP cancel out that differenceFHA MIP is for the life of the loan where conventional PMI cancels at 78%.FHA less money down on a MF conventional more money down. depending on property type and number of units.These are just a few Pro's & Cons.

At the levels you seem to be talking about, my concern would be having an untrained handyman do the work (versus a certified remediator) leaving you open to legal action. 

I’m actually a Columbus native but I’m looking to build my portfolio so Toledo has been my hot spot as now and that’s only because I can purchase multiple units for the price of one there versus here.

Would this be a better strategy (paying 0 down payment and costing me $2,400 over 1 year) versus getting a property that only has a conventional loan 3% down but cash flows positive $200-300? 

But what you should investigate 1st is the costs associated with having a foreign entity in Michigan versus just having a local entity.

It goes through every step and timing.It has MINIMUM timeframes in there which is great as you know it will take longer but it shows the min. versus seeing what the GSE's do with dragging things out.

What are the differences between closing a refi in my name versus closing on a refi in an LLC name?