Where there is a studio room on the top floor that I can leave vacant and go visit any time I want.  

Both showed up in the city permitting so no issues there.Frame new bedroom in front portion of houseRepurpose laundry room into master bath suiteRepurpose current master bath into master closet and washer/dryer closetEnlarge openings into kitchen and family roomTotal kitchen gutReplace all windowsRelocate front doorAdd front deck and replace back deckAdd central heat/air as the house had window unitsWhen we first walked the property the front room felt like it sloped.

Figure a couple grand per unit while accounting for economies of scale (not all will go wrong on all units at the same time). whatever is leftover OVER that amount, I use to fund next deals.

He insists that I get into a single family home with multiple bedrooms and rent out the other rooms.

Chris Mason So with a usda loan you can't rent out a room or two if you are still living on the property?

The additional payment would be far smaller than coming up with the 7 grand, so if you want to do more deals I would roll it in. 

We found 2 houses in charleston that we bought as pure rentals.We know many people who have house hacked and rented out rooms, etc.

I expect most of the room uses them so he was giving back a little.

A little background about myself is that I'm an out of state investor (living in California but looking to invest in Grand Rapid, MI), and I'm searching for small multi-family properties of 2-4 units that are less than 100K.  

Hey looking for a mortgage broker who knows the deal when it comes to REI, creative financing, the work arounds on how to avoid the traditional 20-25% down and any other loop holes there may be out there.I'm trying to get my second home I currently live in a small 2 fam, I plan on upgrading to a larger two family now that the kids have outgrown sharing a room.