Hey all- sadly, even after 100 flips I'm still not totally clear on the dates on the FHA flip guidelines.

If you are looking at conventional financing, then Fannie/Freddie guidelines are what most lenders follow.

Unless you ONLY want to own one rental property that you'll occupy forever, at some point your guidelines will be put under scrutiny. 

Next- very important if you do not want to be possibly sued: You must follow the county guidelines to handle a proper eviction witnessed by a Sherrif.

I had been thinking about this on the regulatory side (Dodd Frank, TILA, etc) as well as actually writing the instruments, hopefully to follow conventional guidelines so that it is easier on the resale side, in addition to meeting all of the licensing requirements.  

It isn't prudent for sellers to do their own finance underwriting, you have a vested interest in making the loan, if you are exempt from DF (and dealers, those in the business may not be exempt) you should still follow the DF guidelines because there are also predatory lending and dealing laws that you could be nailed with when selling to an unqualified buyer.

Gamble had this listed with a licensed professional at $265k for quite some time (see MLS history).

Only way you can refinance a investment coop is, if it falls under Harp guideline.

Fannie Mae and Freddie Mac guidelines do not allow you to close in a LLC or any corporate entity.  

They have their own underwriting guidelines and will easily explain them to you.