Score is low, job income and trade is newer, using a gift for down payment,etc.I am not a lender or a mortgage broker however there is a very high chance that you will undergo manual underwriting instead of desktop to have any chance of a loan approval.On the EM try to make it as small as possible and also try to build a bunch of outs (contingencies) in the contract.

I don't think you getting anything else on the interior of the home but they did leave money on the table in regards to the debris removal allowances that should be higher and overhead and profit which should be included in the carriers estimate if you are actually using a GC given the multiple trades.

So investigate your State's Regs on onsite manager requirements and determine if using a PM(Property Management Co.) would satisfy the requirement (ie: there employee being you onsite manager).

The flip side is that these are newer entitles and there isn´t a lot of case history of investors successfully defending their assets from creditors using a Series LLC.I knew this when I formed them and was happy that the benefits outweighed the very low risk that I would get successfully sued by someone AND the local state courts would not recognise that my individual rental properties were legally segregated.Unfortunately, not all specialist lenders are happy to accept that risk.

@Dean Weltman Their are some banks that yes will give you a 2:1 leverage against the cash you are using as collateral but those banks are hard to find.

What would you say the typical entrance cost for a an A-class neighborhood is using a TK.

If you have any tips about using a commercial loan for less than 5 units and/or if you can recommend a good local lender who does that, I'd welcome your insight.  

If you disclose the intent to assign the contract to another you're in a brokerage situation using a sale contract as a listing agreement.

-Mike VenturaMike- Check out (3) Secrets Everyone Needs to know about using a 203k loan for more information on the 203k loan, loan process and how to build the right team for success.Good luck to you! 

If the battle is getting the letter opened, then would using a unique envelope solve that issue?