My plan is to use an FHA loan (potentially an ARM) and would want to refinance into a conventional loan once I move out.

A good move-in (and move-out) condition checklist with plenty of digital photos keeps everyone honest, and keeps the Owner well informed.Just a comment about home warranties if you are, or plan to use a PM.

I didn't notice rent rolls rising double digits!!

If we see double digit interest rates as there were when assumable mortgages started vanishing, you can bet lenders will start calling 3.xx% notes due if they have been transferred.

A big difference here being that Nashville’s prices at the end of the year only dropped 4% compared to its high while Dallas dropped double digits and Atlanta almost falling double digits.

Can you split the difference, put a little more down and get a shorter term ARM?

They were 5 year arms with 15 year amortizations because I went with the one lender that started me out.

Rene is not going up 40% like the last two years or expecting double-digit appreciation in 2023??

Now 100% financing seems a bit farfetched and unrealistic, especially if you have single digit flips or buy & holds to your name and the source isn't a family member or close friend.

On the upside since my sister needs someone here most of the time I have come up with some very creative money making opritunites (and learned that 90% of the Digital Marketing Guru's are scam artist.