In another case they had too many adult occupants.

Bad news for investors.Recently had an REO listing where the home needs an entirely new roof and the 3rd floor needs to be gutted from leaks that permeated down into the 1st floor kitchen.Never thought an owner occupant would want to buy this house.

So you (probably) just did Freddie 20% as an owner occupant 10 months ago. 

The house needs a little updating, but nothing too crazy, and I have comps that would support a $280k to $285k ARV.The end buyer is NOT going to be an investor, it will most likely be an owner occupant getting a conventional mortgage.

My company operates at close to 100% occupancy year round.

You could sell the land contract for a discount in the marketplace if you had seasoning of six months to 12 months and there's a down payment of 10% or more  There maybe Dodd frank issues as far as "owner occupant seller financing"@Mike Doran

Oftentimes, I found that people that are listed as owner-occupants actually moved out of the property several years back.

The seller's ex husband currently occupies the house but can't afford the mortgage and would like to move ASAP.My Strategy Is to:Purchase Subject to, get on title to start the 90 day seasoningRent the house to the current occupant on a month to month lease less than the current mortgage payment (incentive to stay, be corporative with Sub to, and subsidize holding cost during the mandatory seasoning)Begin marketing the house immediatelySell to a VA Loan buyer immediately after required seasoning Both sellers are on title but wife has exclusive discretion for sell of house.

(we're aware of the occupancy requirements)Down payment: 3.5% ($3,900 roughly)Repairs & renovations: $40,000 almost exactly (we have contractor estimate in hand) $30,000 would be financed into the mortgage.Taxes, Insurance, PMI: $1,500, $1,000, and $1,300 estimated, or about $360/monthTotal debt service: The above number plus P & I = $940 a month.Estimated R&M and CapEx: I'm trying to be conservative at $315 a month.

Generally for me, they are professionals with families that could easily buy but they are in an occupation that has relocated them here for a short 1-3 year period of time.