Grants/government assistance can be a great way to get help with the downpayment, but be cautious as some can make the loan terms worse for you.

And how long does it take to rent?

Pending how bad the staining - i.e. how long the smoker was resident.  

Many agents don't know what that is and sometimes they freak out because they think it's a scam.But in terms of the structure it's a simple and often used strategy. 

LegoffWe sell after origination our real estate loans interest only 12 month terms Rates are 12%+

The IRS has as long as you own the property plus 3 years to audit your depreciation schedule.  

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Looking for long-term conventional refinance (potentially cash-out) for a SFH.

I think they do a decent job on working a loan, every company has its strengths and weaknesses but I would not disqualify a company because it’s portal is awful as long as it provides me a snap shot or updates on a loan.

Many people who are long term renters can't save enough money or have problems with credit, hence they are still renting.