Electricity has a low conversion factor to BTU heat, meaning there's a ton of wasted power, and that's why it is expensive for whole home heating.Gas however has a high BTU output and is typically 1/2 to 1/3 the cost of electric.Apparently there are significant regional preferences and expectation, aka the Atlanta comment above.When making modifications or upgrades, I always use the guideline "Would I choose this for myself?"

Oziah,Two words my friend patience and discipline.Any successful business will require both, set guidelines for your business.

I had been planning on an FHA loan, but a well which provides for more than 4 units is against guidelines.

(By the way, a person CAN in fact have more than 6 mortgages in their personal name- Fannie Mae allows up to 10 loans, assuming your debt-to-income ratio is within guidelines (the 43% you mention).)As far as having each property in its own, separate LLC- that's a matter of preference.

You want to go with a lender & loan officer that is experienced working with investors, have little overlays, and are up to date on guideline changes.

Is this a universal rule or is it just a Wells Fargo's guideline?  

To me it seems you're speculating or just plain gambling on the market.  

Not sure if this goes for refinances or not, but FNMA guidelines do not accept more than 15% of the units to be delinquent with more than 60 days late in HOA dues.

That are some standard 1031 guidelines, but there are also areas to interpret in the gray areas.  

Very similar to the guidelines for qualifications for Habitat for Humanity homes.