Once you go to 5 units, the property is technically considered commercial property to banks so you'd need to get a commercial loan. 

I bought it strictly as an investment property.  10% down, conventional, no PMI.  

To answer both your questions, I would recommend you don't engage a real estate-focused accountant until you have at least one property.

Home Light is a company that will essentially loan you money against the equity in the house you re selling.

The police said the tenant had 4 other properties he was doing this work at. 

Auction property How did you finance this deal?

We collect payments from property owners and distribute them each month.

Well since I spent the better part of 40 years in Bay area and 15 specifically in Napa Valley and the last 20 in Lake Oswego and have done a ton of business in Yamhill county and own property in mac and all over the foothills when I was logging. 

Hi guys - we are about to close on a property soon in Philly and are planning to do the following work - -Add HVAC, Add a full bathroom and add a half bathroom, Fix kitchen (keep same layout)My contractor is saying that (Approach - 1 ) - we don't need to pull permits.

@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with.