To me, it seems like the 70-80% rule of thumb (being ALL IN --purchase, reno, & closing costs-- below 70-80% of the ARV for any property) has gone out the window a bunch LATELY!  

If that's not your intent, tell the truth. develop your script and approach iteratively, make improvements to it over time and test new things.

But all the Alabama Supreme Court rulings that I have read has ruled in favor of the previous land owner being able to redeem the property, unless you have a tax deed and have had adverse  for 3 years after obtaining the tax deed.

Cons: It can take longer to find a suitable tenant, there tends to be less appreciation (unless a neighborhood is improved which would in turn likely improve the grade of the neighborhood), and C-class tends to have more issues like litter, vandalism,  and crime than higher-grade areas.

I don't know of they're approved yet, but Baker submitted a list of towns needing improvement that will get federal money.

Process looks good with the lender, however they are asking us this:o Did you make substantial improvements to the property and if so what were the improvements and do you have a builder contract or invoices to document cost?

The rules don't change much in terms of what is tax deductible just because it sits in an LLC.You are correct in that putting it in an LLC prevents you from getting government agency (i.e. fannie) backed debt, which is allowed on up to 4 unit buildings. 

There are a lot of advantages to commercial like there's no rules on seasoning so you can sometimes turn the refinance around much quicker.

I plan to refinance the property at the 6 month mark into a 30 year fixed mortgage and I was wondering what types of improvements boost the appraisal the most. 

From what I've heard they have stopped issuing new licenses and have been enforcing the rules against people operating without a license.