@Nicole P.FHA is your best bet based on your description; units, low down payment, first home etc... 

My only hesitation is that one of the attorneys I spoke to told me that the only way I can use the Ellis act is if I tear down the entire property, but I can’t find that mentioned anywhere in the actual description of the law.

We found 2 single family properties on 1 lot seller is asking 245k (description below), we want to live in the primary home, and long term rent the 2nd to his mother potentially.

Virtually you can reach out to previous guests from the previous 14 days to try to get good reviews posted, you can get pro photos if you do not have already, you could/should change up your listing description from time to time (this is in Airbnb algorithm), etc. 

I am a licensed contractor in Georgia, I make my contracts/job descriptions very detailed.

Please refer to Ballot 4-12 for additional information on an Incomplete Transaction (http://www.neach.org/uploads/resources/doc/nacha_ballot_4_2012.pdf) or as the description for R10 is: “Customer Advises Unauthorized, Improper, Ineligible, or part of an Incomplete Transaction.”

DESCRIPTION: A NET LIFE LCMO® is a thirty (30) year fixed, low cost (average 4.5% APR) amortized mortgage which is available to all applicants over the legal age of eighteen (18).MECHANICS: A NET LIFE LCMO® has only two (2) *requirements for which to qualify:1.

As long as you get the property description correct and the format (the margins) are correct the County will record it.

(I thought Form 4562, Section VI might be it but the description of what to record there does not include loan origination costs.)I've entered the basis and it's calculated the depreciation but it doesn't ask for loan origination expenditures or anything to be amortized.Can anyone offer some guidance?

Good job for you snagging those MFH's and I loved the description on your "polishing" skills