Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

As this isn't an ROI move but a family benefit that sounds great.

For example, I found a property manager who charges $10/month to process the payment from the tenant, charges fees on processing late fees and charges for tenant screenings.

I am moving there in 2 months and would like to buy a single family or condo.

It was a more 'manual' process and took some customization, but got the job done. 

If most of your potential renters renters view the area as a crime area, desirability will be lower and they may move a mile and a half in the other direction from where they are now with less crime.

We currently are in the process of building this, and we have more projects that we are working on for other partners to join.

The contact at the city has been very nice and has said she will work with me as long as the process is moving forward and I'm keeping her updated.

This approach allowed us to move quickly and efficiently, ensuring the project stayed on track.

As you're already replacing the old tile floors with LVP, installing new toilets like the American Standard Cadet 3 during this process is practical and will provide a more modern and efficient bathroom setup.