@Jose Garcia how are you finding the potential properties that might be a fit for what you are looking for?

- not best area due to crime, bad schools, but location is good for people working in city.no-one car garage only, on street parking might be tight, 2-3 car can fit in drive way - current owner brought around 700 in 2017, asking 1.1M  not sure if its worth,  comp does not justify. - seller is in hurry,  want to list on market soon - seller only upgraded major appliances,  flooring and crown molding, overall asking price seems too high.

Sounds like background is the perfect fit for RE investing.

At any rate, call a local mortgage broker and ask for a quick quote. most should be able to provide you some answers without pulling credit or asking for any up-front money. depending on the situation, you should have SOME benefit from a refi if your current rate is 4.5%, just based on where the market is, but there's no way to know for sure without running your specific scenario. mortgage is not a one-size-fits-all.

When can you fit me in and how long will it take?

Protected tenants are an exception in that if they have been in the unit for at least 5yrs, are over 60 years of age, and fits certain disability criteria, then a landlord cannot do an owner or family occupied move in. 

When you purchase a property you are the one who has to see if it will fit your "expected use" of the property.

"Important that its a DEAL not RETAIL" I said"Ugly needs Cosmetic work, can add equity with upgrades" I followed up We gave out Price range and Target Area we want to live....HE says "he will send houses that fit our budget in our area" but"can't separate out out houses by condition" so I basically will be getting any house that comes on the market that fits price and location. 

I opened a checkbook LLC with my Roth-IRA and it doesn't really fit my real estate investing.

I'd talk with local banks to see if they're the right fit.