- How much of an impact does NKU have on rentals in this area?

The recent resurgence in property values force single family homes to stretch our budget higher than we are comfortable with.

I'm a newbie and that is a great way to put deals into perspective rather than trying to force the numbers to make them work when they may not. 

Can the city force me to tear down the garage apartment, not rent it out, or anything else since the lot is not zoned multifamily?  

Wether you buy turnkey or rehab yourself can impact a % based rule as well.NOTE: There are always exceptions I am obviously generalizing our market. 

I think if you structure the file fluidly to anticipate all these areas the underwriter in most cases will sufficiently be able to document the file with just the letter I mentioned above to proceed to docs.The self sufficiency rule above is the hardest because in the past all 4 units had to be greater than the full PITIA (principal/interest/taxes/insurance/assessments) but recently FHA changed this rule to 75% of the rental incomes of all 4 units has to be greater than the PITIA which is a much more restrictive rule basically forcing out properties in markets which  have lower rent to value ratios like most parts of orange county, most of los angeles,  most of seattle, Austin core down town areas, Dallas core areas, and other more expensive areas.

But everybody saw this coming as soon as Supreme Court ruled on the disparate impact case back in June of 2015.  

Mounties, Provincial and local police forces, as well as officers of the court, have access to the system.  

It forced me to take inventory of my resources and relationships to grow my business.

@Kevin Foyteck - my opinion is that one's area has some impact on what they invest in, but again just my opinion.