I am not judging, as i would offer the same advice if this was a non-relative tenant.

"I have not been on ESPN but would be seen on bassmaster.com, ive been on a radio show, lots of social media and locally in the area at tournaments"If the power washing business pays for gear or fishing related equipment, it would most likely be a non-deductible expense, a distribution, or a loan to shareholder. 

Wondering what rates I should expect if I did a cash out refinance on a duplex I bought at the beginning of the year and fixed up. I have good credit and income. Would be willing to do a 15 year also if there's a big ...

Unless this note is being held by a non-owner occupied investor, then you may also be faced with ursury exemption limit on the interest rate depending on the state its held.  

I’ve been getting some conflicting information about this… We would prefer to use a conventional financing (non commercial loan) to obtain the 4-plex.

The down payment minimum for both Fannie and Freddie are 25% for non-owner occupied duplexes. 

@Thomas Weidner Normally people sell their properties at a wholesale price or on wholesale terms for non-financial reasons.

Just make sure you use someone who is familiar with that particular city. 

I would hope that with non-rent controlled properties, the fee you paid would have been lower. 

The month of non paid rent is the cash for keys.