If tenants made the rules they would be homeowners. 

I am not however, under any impression, that RE investing is easy work.I look forward to e-meeting you and maybe even meeting you at a local meet-up in the near future. 

Can you make $, yes - is it easy and very profitable - not like the gurus tell you. 

Break out single family/condo; then 2 units then 3-4 units all have different rules. 1-2 units is far easier to get approved verses 3-4 which have extra conditions to ensure that the whole project cash flows with market rents minus the one owner occupied unit. 3-4 units you need much larger down payment - as in no 3.5% downSecond home programs are for one unit types: SFR/condo/townhouse.Owner occupied means you live there and your insurance policy matches.

It's easy not to sometimes...I know one of mine:KEEP SOME RESERVES IN THE BANK 😂

@Robin Simon  Aren't there some rules in Cooke county too, where if the lien doesn't work the way you expected you can just give it back to the county a couple of years later and get your money back. 

Don't overlook the importance of knowing the rules, ensuring utility access, and researching the potential return on investment.

At first just sell them the dream of how working with you will be profitable and easy for them.

Is there any rule of thumb for occupancy as the business grows from year 1? 

So, you'll be subject to those rules and probably couldn't take them directly onto your 1040...I know businesses can have startup costs which I thought were amortized over the business somehow.