I was surprised to find that depreciation was not deductible and loss was not reported as non-passive but passive so it stays with the LLC 1065 to match against income for 2018. 

There are services that charge a hefty fee for this, but can often be well worth it if the tenant stays and takes care of the place.Best of luck!

I did get myself prequalified and the loan officer told me that I can only buy SFH and I need to stay there for min. 1 year before I can make it an investment property (this option is available for me if I decided to pay DP less than 20%).I am mostly interested in multi-family properties because I can either live in one unit and rent the other or rent both units out for cash flow purposes.

We raise $100 to maybe $50 over market then they may stay but when we then raise it again by $100 6 months later they always leave. 

Yeah I have 16 total units but tenants will usually stay a year or more so the jobs are intermittent time frames.

None of these are perfect, but through multiple approaches you should be able to start to feel comfortable with a price, whether the appraiser agrees is something else.

If you would feel more comfortable using cash to purchase, then you go ahead a do that and know that many other people do that also.

In order to act quickly, you need to have a comfort level with who you are purchasing from or have someone to get eyes on the property who also understands the local market. 

If that is the case, you will need to get comfortable in a 2nd lien position (and make sure the first will allow). 

Overall though, the numbers look good if you're comfortable with leaving that cash in the property.