If your wife works, that will be your best chance to get the loan.Currently, I am in roughly your same boat.

You turn utilities over to tenant responsibility - it’s worth more.the more you can increase the spread between your income and expenses the more the property is worth and the greater chance for a favorable refi.

I was more leaning toward a credit union to have a better chance at getting the loan. 

That gives you a chance to make sure the tenant will work out, before locking into a long term.

I am sharpening my axe and at the same time consistently looking and analyzing deals every chance I get.

The city said there is a good chance it will get approved to become residential. 1.

If a proposed tenant had been furloughed and I could verify there employer is bringing them back and they have been there for a few years, I would take a chance provided they are receiving unemployment and they still qualify.  

It's quicker than suing someone in court, cheaper, and chances are the other guy haven't got around to doing it, especially if he doesn't have an attorney.

If that can be removed, there seems to be a better chance on striking a deal.The following concept was presented to me and I think it is a pretty good one.The buyer puts down to 2-3% as nonrefundable earnest money and it is dispersed to buyer within seven days.

With that said Harvey on this thread is a section 8 wizard and I think he’s had success there... but if you want to have a greater chance of avoiding these issues In the future maybe stay away.also no offense to Your agent or PM but if they were excited about this area and didn’t warn you about it maybe time to find some new people?