Multi-family is 5 or more as defined lenders who enable the transaction.

@Jessica Piff Well Jessica it sounds like you have thought through everything and have your reasons for doing this well defined.  

We've defined an ARV based on fixed up comps.

Define struggling?  

However, who defines the value placed on what living in a tiny home can do for someone's financial stability? 

To qualify for the loan it says:Located in a low-income community, as defined in section 45D(e) of the Internal Revenue Code.

These all should be clearly defined and written down.

Step 1: Define exactly who this employee is.

That means only the first home purchase counts, the IRS doesn’t care what you do with the rest.If your profit, as defined in part 1 is less than $230k there’s no reason to do a 1031 because you’re going to be taxed on up to $230k anyway., plus the depreciation recapture. 

@Michael Dupree you have some good responses already but a couple of other things here just in case:Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).