If you are using a convebtional mortgage product then use it to the fullest by taking as long of an amortization as possible.

There's some cranks who say a flat property tax , just on area not improvements, would be the best thing to insure the most productive use of land.

The product works for them and understanding WHY the product works for them is something they'd rather not waste time thinking about.

Going below that will only lower the quality of you applicants.

The order of quality of loans is (in most cases with some exceptions) VA is better than Conventional - is better than FHA.  

What is the lowest (average) conventional loan a bank will offer? I've seen a few numbers bouncing around on here. My credit score is around 740, minimal CC debt, and no student loans. Looking at residential propertie...

Your rehab needs to be of high quality in order to sell at a good price.

He is also on month to month lease, should I attempt to raise rent or should I stick with the blessing of having a quality tennant?

I too believe it is getting harder and harder to find the people you really need to consistently get the results you need to keep losses down in small-scale fix-and-flip and buy-and-hold operations like ours.Joe, I too have noticed the almost total lack of forum postings on how the non-self-managed are able to get actual quality work done instead of the illusion of it.

And I think you're doing pretty good if you can find an 80%LTV product...My only other suggestion is to work a purchase money mortgage angle if possible...maybe even a lease with an option to buy...no need for conventional lending...but it depends on the circumstances of the property and the seller...