First mortgage, 230k, 5.125, ARM (40 year, about 14 years in), just reset in July (locked in may/June), up from 5%2nd, HEL: 40k @ 3.75% (2 years into 10 year)Property value, 300kSo that puts me right around 90% CLTV.

When you see listings come on, go preview them and then go do a market analysis yourself - then see how soon the home sells and for how much to judge your CMA.2) Communicate with your sphere at least once a month, or better when starting out is twice a month, starting by announcing that you're in RE and asking them if it's OK for you to send them helpful real estate info and updates occasionally.3) Send things that appeal also to people who aren't buying and selling - things that help them get more value, safety and enjoyment from their real estate.

You can always look at buying down the rate or receiving a lender credit for a higher rate or look at ARM options if you think you will sell the house within the next decade.

Conventional 20% down. 10/5 ARM 30yr 3.5%.

I’d only invest in things which you both have a healthy margin of safety AND can add value through repairs.

That would get you around the hard money restriction on them not lending for owner occupied but I think you’ll have some issues on selling to yourself since it wouldn’t be an arms length transaction. 

Here's an article that addresses tree houses and more and what safety measures might be put in place to reduce injury/liability. 

I don't know about permitting issues where you are, up here in most old buildings, so much unpermitted work has been done over many, many decades and most buyers and sellers just ignore it unless it constitutes an unusual safety hazard.

Right now just above 5% for a 20 year loan, 5 year ARM.

I am saving all the cash from the rent to increase my safety net just incase something unexpected happen.