A couple of banks(bank says can't lend on legal 3 flats) and a credit union(limited to certain county residents, mostly outside of Cook) have said no, so I'm here asking for help! 

ARV of 110KEstimated Repairs (mostly estimated via Homewyse):Carpet in BR and vinyl laminate in living area: 5000Drywall (has paneling in 3 bedrooms, would replace): 1500Paint: 5000Landscaping and Fence: 1000Garage (fix drywalling and install door openers): 1000Kitchen (would install new cabinets and better lighting): 4000Appliances: 2000Total Repair: 19,500I know I'm at 80% (not 70% rule) but 70% is hard to find here in WF unless you get something that needs complete gutting.

I actually use a central distribution panel in the house and run all the cable and Cat5 wiring to it, then pull cable and Cat 5 from that panel to an outside connection box.  

My wife and I have only just started REI when last summer we bought a 2-flat with plans to rent out one unit and live in the other (commonly called house-hacking).  

I usually almost always replace things like the AC condenser unit, electrical panel, furnace, hot water heater, etc unless they look/are fairly new (less than 10 years old).

Currently we are saving for our next property, either a duplex or three flat.  

Furniture, kitchen utensils, flat screen televisions, music recording equipment, a lot!

I would suggest these  these 4 marketsChicago Southside - for small 2-4 flats  (also consider the south suburbs for SFR, and the Indiana suburbs of Chicagoland)Indianapolis - SFR onlyKansas City - best for SFRJacksonville, FL - SFR

Worse case you'd have to get a seperate electrical panel just for the RV/ tiny house.

Is it flat out a bad idea (keep in mind that once this job ends we are 1099 again and won't be able to a loan for several more years, hence the urgency) or is the risk minimal that the lender would become aware of our filing status of rental property?