I didn't account for management but yes, I plan on having management in place so I will include it in the breakdown.Real estate taxes -- 12,892/year...1,075/monthinsurance -- 9,363/year... 780/monthwater/sewer -- 5,080/year... 424/monthlandscaping -- 600/year... 50/monthprop. man. -- 7,200/year... 600/monthTotal -- $35,135/year... $2,930/monthI tried looking into a commercial loan, but they wanted 2 points plus 10 percent interest.

Retirement accounts were designed to be invested passively, and that is what makes most sense since all income is sheltered from taxes.

I used to do it for most clients (bigger ones excluded) unless I had access to an operating account of some type for them. 

You may go through the "Education" tab under your account's main page that has some valuable links.

The banks I went to all said to have: good credit score, 20% to put down, a Debt to income ratio under 43%, 6 months of the mortgage saved up in savings/checkings/roth account and 2 months of my current mortgage saved. 

Possibly income averaging-ask your accountant to help.  

Smaller amounts are seen as a line of credit like a credit card and will appear to your credit that you are maxed out in that account.

Even with all the fluff added, and the conservative ARV, I'd be looking at about 30k profit.. that's including accounting for holding cost for up to 4 months..What do you think??

My case has limited w-2 income, and I am not sure that the underwriter understands how to properly account for other income.

Account Closed , you will be grandfathered into the perks from the current Plus program, so your ability to generate and view past reports will not change.