It’s a negotiation just like any other aspect of business.This is the first area where our legal system has failed free enterprise in this case.

The rents reported by federal government and all calculators for my scenario all point to 250-400 dollars more than what was stated in 1007.

i would get #s from a FEW as you're getting started, to see who knows their stuff. if ARV could be as low as 90k you'd pretty much have to get it for free. deals like this sometimes work creatively though. if they're open to seller financing. and you can wholesale creative deals. 

During a cost set study and expert will document and assess the value of every component of the property and produce a report  that itemizes the value by asset life. 

Given that you've owned them for almost 5 years, there is also a good opportunity to do a cash out refinance and obtain tax free money that you can use to expand your portfolio even further. 

My questions is since it is a business can it be reported to the credit bureaus to shop my ability to pay the loan on time?

Current mortgage at 3%.Please click here for a ROI report: https://www.zilculator.com/properties/16216-Fantasia-Dr-Tampa-FL/7aa36e72

Northeast Florida can offer some fantastic opportunities for cash-flowing properties, and networking with fellow investors here on BiggerPockets is a fantastic step in the right direction.As you prepare for the Rookie Boot Camp in May, here are a few tips to help you make the most of your networking efforts:Participate in Discussions: Feel free to join in on discussions, pose questions, and provide your opinions or experiences in the forums.

States often have their own rules and regulations regarding tax filing requirements.Even if you have a loss, you may still need to report the financial activity from your rental property to the state for tax purposes.

Feel free to send me a DM and we can crunch some numbers.