Hello everyone, I have a 2 family home that I rent and in the one unit a family friend lives there.They moved in with no security deposit and keep making up excuses after excuses it’s been 5 years now still no SD. 

We got great tenants and have already built a strong relationship with them. 

@Jorge Abreu I myself do not invest in large multi-family properties as of now.

They a member of 'the family' or something?

Couple options that might be viable for you (I don't know all of your circumstances)- BRRRR into a DSCR by creating equity; partner closely with a lender before starting on this to cover seasoning and other requirements - also this will only work for an investment property, not a primary- bank statement loan/1099 loan may work if you can put at least 10% down and want a primary residence - will depend on how you're operating and a few other variables- seller financing; find a seller willing to carry a note for a few years- co-borrower; someone with decent income and credit who will be on the loan with you- DSCR purchase; be prepared to put down at least 75% or your rate/pricing will be horrible (70% is better); many lenders will have experience requirements; investment property only- find a private lender willing to fund the loan you need- get a salaried job relevant to your college coursework; your fico is strong and you have some cash, so househacking could be within reach via Fannie/Freddie multifamily purchase; get a solid workup from a competent lender before going this route as employment history will be touchy with this routeHard money can be used for an acquisition and rehab, but make sure your takeout financing plan is bulletproof before getting hard money.I'm originally from Baton Rouge.

Main point of my post is also trying to determine if individual notes are worth it for people in my boat, who are busy and happy with other aspects of their lives... jobs, families, etc.

The sale was not triggered by the urine, but after washing the carpet it is somewhat apparent it had been urinated on, while the carpet was damp the smell got very strong.

I know that in single families in Cleveland Heights people have put in basement bedrooms with an egress window and they were on formal plans that were submitted to the city and approved. 

I say “currently” because there is a bill passing through the legislature even as we speak to remove that requirement for 3-4 unit properties, so patience might be rewarded.And just make sure the zoning allows 3-families before you make a decision based on that potential.  

Short term rentals usually price best 65-70% loan to value but if the cash flow is very strong to support a higher rate up to 80% is still possible these days (not common though).Best of luck.