And you'll likely want to consider more fringe & cheaper areas for lower prices & better cash flow.I bought a 3-unit building in November last year when rates were 8% using a renovation loan (5% down), made cosmetic renovations to the units, and then we got way stronger rents than expected.

I understand the sentiment, but I think it will have more negative effects.The problem is with enforcement.

We can't answer this.

I'm curious what your thoughts will be on this.  

To do this, you would use the underwriting and loan requirements provided by your loan purchaser, which may or may not align with your current criteria.

I'm specifically interested in "main street" properties with a downstairs retail space, upstairs apartment(s).If you know of anyone with this sort of experience, I'd REALLY appreciate the connection.

You will want to talk with a CPA that understands S Corps as well as real estate. 

Most of them do not and can even hurt you - as your S-corp with rentals. yeah this was under the guidance of the tax professional i went to.

This used to be a non-issue for FHA buyers up until 10 years ago when HUD stop allowing buyers to use their appraisalsKeep in mind your agent is not dealing with HUD directly. 

I'd use some stock photos till you can replace them.