Non Owner Occupant mortgages come with a larger down payment requirement and a higher interest rate, but being truthful about your intentions doesn't get you jail time.Forming an LLC and buying the property inside it is difficult to do.

To save money in the long run, have an attorney who works only with landlords draft a lease for you to use along with all of the necessary disclosures specific to your situation as an owner-occupant.

This will only make sense to an owner occupant since you will be leaving no equity in the property at that price and no cash flow for an investor.Since you are negative on the property each month and don't have any equity in the property that your able to tap into I'd say goodbye to this property unless you can sell it to an owner occupant on a sub2 deal with something like a $20K down payment.  

By retail, I mean the price typical owner occupant buyers are paying.

All the comps (of which there's only a few) are dumpy single occupancy commercial that don't even compare.

Also, confirm that these financing terms are available to an investor, not just to an owner-occupant.

In my experience, lenders are not intentionally holding onto properties after they finish the foreclosure process, conduct a public foreclosure/sheriff auction, receive the deed, and evict the former occupants.

They assess investor houses at 6% of value instead of 4% and owner-occupants don't pay the portion that goes towards the school board.

You can build in a bonus system for the PM based on metrics achieved.You give them a low base and most of the income is performance driven.A good PM won't take issue with that but a lazy one sure will.The larger apartment buildings pay a bonus to the manager based on occupancy levels,rent collected,keeping turnover low,screening tenants properly with security deposits etc.If you are paying them regardless they have nothing to strive for.They don't really care about your property that much but most will care about a larger pay check to them.This goes back to would you rather get a print out employee of the month certificate or a 200 bonus??

Before these guys were around folks cleaned up after themselves or the landlords did, you probably could but you could be required by local code to have it professionally done before any other occupant can rent.