And I think a combination of improvement loan and private money is very do-able-- we have come up with it before and can do it again.What would your first steps be?

So far, I believe a combination of fix and flips and buy/holds are looking most appealing to me for the long term.

If so, should I wait until she's working so that we have a higher combined income and can get approved for a higher amount?

So as long as the structure of the second allows for that, when combined with the terms for our 1st, we're good.

There are a handful of such lenders that do these types of loans, including:First Western Federal Savings BankNorth American Savings Bank(I'd include links but BP complains when you do that)You cannot combine personal funds with your 401k to make a purchase.

Highest percentage is 7%,  my loan is actually 6 or 7 smaller sized loans combined.

I will take that and combine it with what I will be paying month to month with principal and interest to get a baseline.

Water/sewer are combined and are tough to get set up in a tenant's name, so they're usually just billed at a flat rate, or included in rent, but I have heard of companies making tenants get the accounts set up.

I understand we can buy a fourplex and even surpass four units by combining our loans but varies on the lender.

If it is already three lots someone likely combined it to have one tax ID.