Finally, the refinance aspect; I did adjust that from 1- month, 3, 6, 9, 12-month refinance and it didn’t change the numbers at all outside of what the refinance option of 6-months displays.

I'll definitely do that right NOW and adjust my starting point to allocate half to a "rainy day" scenario.

And it costs at least $1000, so I am trying to see if I can adjust/cancel it.

A business is about risk-adjusted reward.people who get dazzled about Arbitrage are clueless about the risks. 3 to 4% mortgages.

I understand that PM is not a glamorous business; however, I am lucky that I am young enough to gain experience in an area inside of real estate that will help me further on throughout my REI journey.Biggest piece I can give you is adjust your thinking on remaining small.

If it makes more since to start with the BRRRR in a single family home using the VA loan or one of the other loans, I am willing to adjust. 

With better locked in rates you can have longer safe returns w/o worrying about future rate adjustments that are common to commercial lending.My duplexes were both owner-occupied by me and my experiences were very positive.Another person I know owner-occupied a 4-plex and was overwhelmed by the picky tenants, and the fact they were right there.My experience is that single family homes and duplexes command a better tenant than apartments.

You can then apply a time adjustment for the date of sale.Obviously it's hard to know what was on the appraiser's mind when he or she used those comps.

Good to hear Josh, maybe an adjustment for anyone who really has abused/abusing the system....I really liked the bulletins and I will be venturing over there more often when the forums are kinda slow....I went to several links and found some great info on short sales.....since I'm involved in one right now (LOL) with Wells Fargo, what I found I didn't like hear but at least I know the games are being played...So, if it had not been for the bulletins, I'd be a little behind on that issue!

I read a lot, made the jump, and adjusted along the way.