(like $150 per year for city and county combined) For the last 6 months we've been paying utilities (water/sewer/electric/trash), and that runs about $60 per month.

@Collin CorrintonOutside of times like we are going through right now, on the commercial side there are banks that would hypothecate a note but for owner occupied that is extremely rare due and if you could find a lender it would need to be specific to a certain geographic area.

I have rarely heard of something like this unless you're talking about something significant. 

Duct cleaning rarely works, better to just replace them.

Jake,It sounds like the limiting factor on your file will be a combination of debt to income (dti) ratio and loan to value (ltv).There are many lenders out there but the majority of them have underwriting overlays that create more hurdles for borrowers to jump through.You and every other investor needs to work with a lender that only underwrites to Fannie Mae, Freddie Mac, and Ginnie Mae's base underwriting guidelines.All of that being said, for a conventional mortgage, Fannie and Freddie are currently limiting the maximum LTV to 80% for a cash out refinance on a single family home. 

If combined with some type of HELOC as a 2nd mortgage in addition to that, the max CLTV that we are currently seeing is 95%. 

What you will find is that this is not easy, and it takes time to find the best combination of neighborhood, rental rates, house prices, etc.

Between this, the "normal" seasonal increase of home sellers in the summer (which, when combined, may cause a short-term glut), and the reduced number of buyers able to buy due to current economics, I think prices will go down before they go back up.If you want to discuss this further, feel free to Connect and/or DM me.

I'm talking to my local lender and waiting for the paperwork.One question I haven't found an answer for: do I use a combination of salary and commission to calculate eligibility?

Tarrytown property is very rare for the neighborhood.