Non conforming units give a price bump, especially if they are nice units in my experience also and can be awesome for boosting rents during a house hack.

We improved HVAC, added a 1/2 bath, replaced windows, painted, tiled, added a salt water generator to the pool, improved landscaping dramatically by installing a sprinkler system and new sod.

but i never get that kind of ARV boost with a 10K rehab.

Charlotte is going through some pretty dramatic growth recently so there is a ton of development out there, e.g. a ton of investors. 

I have exclusively used online lenders to purchase all my properties as well as to refi/cashout due to dramatic savings.

In your experience, what is the "magic number" of houses per year where we could get these dramatic reductions in rates?  

Cost basis, comparables and revenue basis.Cost basis is usually a low estimate since costs have increased dramatically in the last 3 to 4 years.  

@Jay Hinrichs Developers definitely get presales to satisfy lenders and (they hope) to boost sales.  

Try Credit Carma is good for people trying to build credit also Experian allows you to put utilities like electricity, cable, cellphones, gas, you get the idea as part of your credit the called "Credit Boost" and all you to take advantage of this opportunity is sign up for their service. 

I’m looking at a duplex that is somewhat unique and doesn’t seem too hard to add a 3rd unit to increase cash flow. The one unit has a walk up to the second floor that has a second full bath and a wet bar (sink, stove,...