You put both tenants names on the form.

., however, my mortgage lender does only residential. should I start under my own name and then sell it to the corporation later?  

You still have to learn the trade, but that's the biggest hurdles investors have in the beginning which is accurate data to make decisions on.Good luck

Here is the summary of my situation that requires creative thought:Location: DC Suburbs (Clifton, VA)Original sale price: $300KOriginal mortgage: $240K ($60K down)Money spent rehabbing property since 2008: $70KTotal cash invested: $130KCurrent sale price (based on comps): $430KAmount owed on mortgage: $208KPotential cash generated from sale: $($222K, not including transfer costs)Estimated Monthly Rent: $2,200Current Monthly Payment for M/T/I: $1,300 *Biggest yard and likely one of the most updated homes in a desirable community where "average days to sell" is less than 14.Now the issues:Need $100K-$150K out of the house (or via investment) in order to put down-payment on next home, which will be primary residence (probably a $600K home).I've plugged numbers into every rent-or-sell calculator out there, but always feel like I'm missing something big.

1. office condo exchange to 2 separate properties (property could be different types) both our names on both properties2. office condo exchange to 2 separate properties one under my name and the other under his name.3. 1 of my property, 1 of his property, office condo exchange to one multifamily apartment - adjust by adding capital so we end up 50/50.4. 1 of my property, 1 of his property, office condo exchange to two multifamily apartment (one under his name and one under my name)I'm sure there a several minor details that needs to be worked out but we are just in the brainstorming stage.

What are the benefits to an investor buying the deed (having the deed transferred in the investors name or LLC) from a homeowner who's home is now in foreclosure?

HELLO, my name is Adam Fleming.  

My name is Ryan and after a few weeks of lurking I have decided to introduce myself.

@Mike Hottinga, you don't have to setup an LLC since you're just running this business as a Sole Proprietorship (sounds like you own the property in your name).

I've sent your names and contact info to my sister.