As a residence, that won't appraise out, (1.) there is too much value in the greenhouse attached than to the residence (2.) won't be getting a market approach on a 1 bedroom or with the greenhouse (3.) it's not common for the area (4.) the highest and best use probably isn't residential (5.) marketing time on an appraisal can't be established......there is just a list of appraisal aspects with non-conforming properties. 

How to buy properties that are far from the primary residence?

If you are on a month-to-month rental agreement this will be easier to do than if you are on a long-term lease, because the time-line to make changes can be shorter.Also, you need to know more about who is residing there so you will be better able to tailor your communications and also to protect yourself and your property.

I was under the impression that most of the language usually is around primary residences (but I may be wrong) and how many years ago you purchased (if you ever have).

FHA loan = for Primary Residence!

I invest for myself and others in single family residences in Ohio.

Legally speaking...can I deed my house to an LLC I create, thereby treating the house as a business and not a personal residence?

The capital gain will be allocated/prorated between the number of years that the property was rented out vs. the number of years that the property was their primary residence. 

Any advice is greatly appreciated.David,Here's what I do for my multi-family buyers:Yes it is hard to estimate for maintenance because of a lot of variablesBut I know its expense is less for more units, for things like 16+ unit buildings, onsite maintenance room for storage materials, onsite employees use less hours to do work ordersSome entities even volunteer their residents to pick up grounds, hence minimizing your maintenance costsIf hdsupply.com accepts your account they specialize in multi-family buildings and you don't have to use man power for delivery or pickups And yes, you can do analysis paralysis but it might help you the bank's formula DCRThe 1031 buyers look at expenses differently Yes there's a number per door, e.g. if the units have been neglected you will spend at least one month's rent in turn ready unit expense    An organized well lubricated team should turn ready units in 2-3 daysPay close attention to the human factor, i.e. low self-esteem employees who will take longer to turn ready units or do work orders with poorly workmanship, theft, etc In capital expenses, concentrate in a few and more expensive to start with, AC, plumbing, electrical

and I didn't even have to pay taxes on that because it was my primary residence for over 2 years!