I have pulled bits and pieces from forum posts to build my own spreadsheet much like you have.

- Are there alternative financing options, like private lenders or hard money loans, that could be suitable for someone with fluctuating income?

But, keep in mind, the PPP applies if you refinance as well.

Some lenders will call them points, some will just have points labeled as fees like orig fees, processing fees, UW fees, etc.

Moving from a multi-family (like your 3 units) to a single-family setup can offer attractive rents, especially when targeting college housing, but it can also be a tricky path.From what I’ve seen, success depends on local market dynamics and the specific demand for single-family vs multi-family rentals.

I reviewed your analysis, and it looks like the main issue is with the points calculation.

If you'd like guidance on how to proceed, feel free to reach out to NTX Eviction.

I would like to know, if you have good success with Property Management teams in Huntsville market as my property in in C area(35810) and like to get a very good team who can find good tenants and handle the property well.Also, if you had general contractors who you had success with as well, as I am looking to do new flooring to this home. 

Check with your state as well as local laws.

@Imani Naomi sounds like you have field experience with MTR.