Also I see investors aligning themselves with great Hard Money lenders  Like a Norris Group in LA and many other fine HML throughout the US.. and remember its all about the sponsor in these deals. other wise its a crap shoot buying note like off of FCI exchange for example these are do it yourself notes as compared to turn key notes..

We also had a conventional lending expert speak at our local REI who was talking about a specific conventional loan that would work but only if you refied UNDER 6 months and the moon and planets were aligned or some such.

But the stars aligned for us to be able to go in and do the whole thing at once.

Next you create a strategy that aligns and will get you to that goal.

(2) Impact surfaces are required to be treated only if: (i) Paint on an impact surface is damaged or otherwise deteriorated; (ii) The damaged paint is caused by impact from a related building component (such as a door knob that knocks into a wall, or a door that knocks against its door frame); and (iii) Lead-based paint is known or presumed to be present on the impact surface.(3) Examples of building components that may contain friction or impact surfaces include the following: (i) Window systems; (ii) Doors; (iii) Stair treads and risers; (iv) Baseboards; (v) Drawers and cabinets; and (vi) Porches, decks, interior floors, and any other painted surfaces that are abraded, rubbed, or impacted.(4) Interim control treatments for friction surfaces shall eliminate friction points or treat the friction surface so that paint is not subject to abrasion.

Each component within it must be looked at.

You've stated your boys are mature, so if the stars aligned properly and you were willing to co-sign, they could get an FHA loan on a duplex, tri, quadplex and they will only need to put down 3.5% of the total loan amount.They live in one unit and rent the others out allowing their mortgage to be paid by others in the remaining units as you've said.

@Julie Beck, you are smart to seek to align with a partner so you can avoid mistakes.

maybe this is one of those "duh, everyone knows that" things, but just in case, i'll share what i discovered today.i couldn't find my black marker to put my number on my for rent sign. so i decided to print my number on paper then cut and glue it into the white field of the sign.during this, i noticed something:FOR RENT and FOR SALE BY OWNER signs you can get at walmart for 67 cents are the same width as regular printer paper and just a bit longer.so, i typed my phone number into Word, set the landscape mode in 90 point font (then using 10 point font, adding some enters until the text was at the bottom of the page, left aligned. printed a sample on paper to make sure it lined up with where it would fit on the sign - perfect!

The stars kind of aligned and we are have accepted an offer today, however, we have not been actively looking for property since we have been super busy with life the past month.