I've seen that make a difference. 

Not much difference in rate, so typically best to include the reno. 

Find a different market that will work.Second, as far as investing with negative CF, the answer is "no". 

ADA is a bit different - If a business such as a hotel normally charges guests for damage that they cause, a customer with a disability may also be charged for damage caused by himself or his service animal.We have had 2 service animal guests.

So just purchased my first rental property last week and during closing the seller of the property got stuck paying a lean on the property for $4000 dollars due to several different old tenants not paying their electric bill. 

We really have TWO SEPARATE markets here:Metro Detroit - basically the suburbs.City of Detroit - self-explanatory.They are very different markets!

Not just a lender who can put together a loan document (they all can do that), but someone who is interested in your goals and can advise you in different strategies, downpayment assistance programs, etc that can get you going.From there your financial strategy and the local market will begin to steer you in a direction of homes available and that fit your finances.

I think that's the fundamental difference in our thinking.

If it is truly a bad deal, that's a different story; I can't answer that for you.Reality is that if you are a long term buy and hold investor, your purchase price really doesn't matter that much.

House hacking is a great way to get started in real estate when you don't have a ton for a down payment, but after doing 2 myself there are a few things I might have done differently.