That is a national rule mandated by the CFPB but it's broken frequently.

And then I talk to the regional ops manager, and sure enough he can't tell me when the earliest a borrower can lawfully sign loan docs is, if the CD is acknowledged on Thursday and Monday is a national holiday but not a company holiday, he thinks it's impossible to close an FHA deal in <30 days, he isn't aware that Fannie Mae only requires signed 4506-Ts, not returned and processed transcripts, et cetera.I work for a place that I believe has an excellent balance.

I heard that counties/states property taxes go to benefit schools, parks, etc of local neighborhoods/counties.

First, I check out for local meetups in the area and also look up the national association of investors to see if there are local meetings.Once there, you always look for the silverbacks.  

I am currently purchasing a home in Fruitland Park that family members will live in for the next 3 years.  

Try valuation vision for comps / BPO if you still think you need that.Try National Association of Property Managers for a PM.

PLUS it has brick exterior, solid roof, AND parking!

That's if the bank actually appraises your primary for $400k (my experience with HELOC appraisals are drive bye only and very conservative low values).You could get an investor loan, max LTV is 80% with rates about 1/2 to 1% more than national mortgage rates.I personally think that the interest rates would work out to be the same, with the investor residential loan being the only fixed rate loan.  

Yeah well the main difference is that our market has experienced stable consistent growth nation wide for the most part since the 80's.

I need new carpet , I need new flowers bed  , I need new door, I need to move my apartment neighbors to loud, I need more parking, I need unit to be repainted, I need more time to pay rent, I need,  I need, I need ,I need.