Now that I am thinking about it, a triplex may actually work out better for me since the vacancy risk will be diversified.I was also under the impression that only FHA will work for downpayment less than 20%, but I have just heard from someone that some conventional loans may work with 5% down payment too. 

But your impression of the current market is simply incorrect. 

No one cares about your closets, and they certainly aren't going to be impressed with a single panel of fencing in the front yard, much less as the 3rd photo. 3 - You shouldn't have to do their job - that's why they get a paycheck.

I am so impressed with you.

I feel like it makes a much bigger impression if a potential seller gets an offer. 

@Michael Langrehr - I am very impressed with the La Crosse market right now.

First impressions count, and if you let them get away with paying late, they always will. 

It was a couple days after a decent-size storm and I was impressed how picked up the streets and sidewalks of Pensacola were of branches and whatnot.

I was under the impression that if there was activity, then the seller is required to treat home.

I am under the impression you can have 10 home loans through Fanny/Freddy before going commercial.