You can use either loan product as a second-time buyer of an owner occupied property.

We then bought another property a single family in a better neighborhood but declining not growing in value. 

So definitely a combination of many things going on.The market is hot, but not at every price point, I am seeing more entry-level homes flying off the shelves than anything.Source: http://eyeonhousing.org/2020/0...I was actually trying to find an article I had already read on the decline in nationwide inventory since the recession but I wasn't able to find it.

And make sure everything they will ask is in your listing, then:- If anyone asks any questions about the listing, prior to booking, decline it.

You can rent these books from your local library and they are very helpful:Form Your Own Limited Liability Companyhttps://store.nolo.com/product...Your Limited Liability Companyhttps://store.nolo.com/product...Also, here is the info on doing it in the state of Alabama:https://www.sos.alabama.gov/bu...Typically if the structure of your LLC is relatively simple (only 1-3 members) and no special agreements, it should be pretty straight forward to get it going.

@Wyatt ShortThe 203k loan option is a powerful product. 

But like @Greg Scott was alluding to it is rather counter productive. 

If it's an investment property you could turn to a "commercial or portfolio" product which is based on the property's cash flow (DSCR) rather than your personal income. 

I'd bet there are buyers for this product in your market too.  

Some providers take the approach that a furnace or water heater with several years of expected life shouldn't be replaced in the rehab, but that the final product should be priced accordingly.