Hence, properties that appear to be vacant or need some sort of cosmetic work.

Have owned/sold 2 other primary residences in GA and CO.Income Source: Salaried W2 (My  military), 1099 independent contractor (wife realtor,  third year),  rental income approx $48-50K year but cash flowing about  $2K month.Monthly debt obligations appearing on credit report, plus (if applicable) personal rent and alimony/child support/etc: $ One  car payment of 350 per month, 2840 personal rent, FICO: Right at 800, some over some say high 790sCredit issues: none.Thank you for any advice or questions. 

@Clayton BrayIt appears that your wife has her own business -The difference between having your own business and being an employee is as an employee, the employer is taking out federal taxes, state taxes, social security taxes, medicare taxes as they are earned.There was many tax law changes recently that made those having their own business have friendlier tax laws.

The rate may appear higher, but when you consider how much money you pay interest on, and how quickly you can pay down a line of credit safely compared to a loan, it's a no brainer.Otherwise, with refinancing, don't worry about who you go with.

Rick,It appears that based on your numbers this isn't a BRRRR.

You can't take an authorized occupant to small claims court or collections, but they are also easier to swap out. 

If you served them today to be out the end of November and then they didn't move and you are in court in December, they will ask for more time anyway (which the court would be inclined to give them some) and it will be January of February anyway. 

If a property goes into foreclosure, doesn't sell on the court house steps, then it becomes REO.

Do you not understand how believing your appearance should give you advantage over others could be seen as discriminatory?

There is a property down the street that appears vacant and will be going to auction in about 2 weeks.