Anything up to quads (4 units in a single structure) the government treats as 1 unit for purposes of loan.

The Association should have a professional property manager, have governing docs that were updated within the last 10 (preferably 5 years), have completed a reserve study and have a trend of gradually increasing fees that reflect the reality of increasing costs. 

I was going to buy more but we have been looking at state and city tax and then federal and got killed last year. any thoughts? 

Some companies mimic or say they are government backed, but so does chase and bank of america, they’re backed with FHA.

I've used Washington Federal before for a cash-out refi and they made everything easy.

My state has an absolute auction that provides lien-free title to the property (with the exception of Federal liens).

It just recently,within the past 2 years, became available because the government basically said, "screw it, these people aren't moving back and we could use more homes here." 5-10k land grabs were in good neighborhoods commanding high selling prices.

It's a tax advantaged way for the government to encourage citizens to save for their own post-retirement support.  

These companies that are just starting up might be looking for space.Create a business page for the building, a website, and see if you can link it to the local government or development department  as a resource.

They own their homes outright, so the deduction would not apply to them.Some homeowners, mainly middle- and lower-income families either don't pay federal income taxes or don't itemize, so the deduction wouldn't apply to them either.