You may want to reconsider direct mail altogether and start thinking about moving into digital advertising. 

I've seen anything from 1.6% in unincorporated Travis County to nearly 3% in areas with special utility assessments, etc. 

I would recommend using the 0 down as that's the main benefit when utilizing a VA loan.Thoughts on house hacking / living with friends?

Hi all - new here to the forums but have been following and utilizing BiggerPockets for years. 

It's very different and utilizing the income correctly pushes you away from working a real job.

We've owned the cabin for almost 9 years and have utilized a management company to run the every day business.

A primary residence is where your mail is delivered, where you have utility bills in your name mailed to that address, where your driver's license says you live, where your w-2 and IRS etc. are filed.A second home is a part time owner occupant and is usually 100 miles away and in a resort area.Four units in another state while you own single family where wife lives is not owner occupied. 

Apps such as AirDNA, Your Porter, Google Suite, Zapier, when utilized together can effectively handle the 75% leaving you to simply take up 25%. 

And now you have a high priced ($500k+) house in a market that’s appreciating at double digits.

Tax returns, banking records to show income coming in and bills, rent, utilities going out.