my first multi family, non-owner-occupied (a 4-plex) needed 25% down and normal conventional loan qualifications (purchased November 2014). 

We just got word from our lender that the underwriters have denied the appraisal due to functional utility being "Fair" instead of normal, "No good usable comps-distance of 3 miles or greater are not acceptable.  

now that the honey moon period is over  IE post GFC  08 to 2011 melt down and RE has start to balance out.. back to what was in my day a normal market  IE deals had to be gotten not just plucked off the treeswhat are you doing to adjust to the new times...

For tax deeds the owner can still normally redeem the property for a certain period of time and it can be tough to finance them for a year at least where I am looking. 

Normal painting, carpeting, just redid the backyard put down new sod.

Auctions are normally held monthly, approximately 7-10 times per year.

One thing that arises with a reverse exchange that does not occur in a normal exchange is that there are two transfers of title (normal exchange only has one) - so there will be an extra amount to be paid for transfer tax with that second transfer. 

I normally check online, at the Hall county Tax assessors website.

There are many houses built this way in the area, but do any of you here on BP have any experience with homes built on stilts; pros cons cost difference from a normal slab?

Some benefits of getting your license are that you can:1) Get access to the MLS and new properties hitting the market before investors without their license2) When you sell the property you save on the sales commission you would normally pay your listing agentYou don't need a license though.