.- One commercial bank I've spoken with will bundle all three properties into one loan, however will no approve me due to debt to income ratio; I have a mortgage in my name for my father in laws house (he pays mortgage and resides there) so they see the debt but no rental income.- Hard money will do the loan but with rates at above 8% with sizeable origination fees and significant pre-payment penalties.I was hoping some of you seasoned folks could help me figure out some creative financing solutions for this little conundrum. :)

With our profit center being the monthly mgmt fee, I would not be able to afford the high level and educated staff that I have on these types of homes that can have frequent periods of $0 income because of tenant default and evictions.

It's grossing about 5k right now, operating income about 3k. 

Any ideas Choose cities in safe and economically diversified areas with above-average income and population growth.

The Zillow estimated rental income is around $800.

Dorsey, I'm located in Jacksonville also and considering the mobile home market for rental income.

@Stephen Sawriethe bank is lending to an LLC in your example.One other consideration you need to be aware of is UDFI (Unrelated Debt Finance Income) which is subject to UBIT (Unrelated Business Income Tax).

HI Mohan,If your new job is in the same industry that you've worked consistently in the past two years or you just left school and are going into a full time salary job you can use schooling as employment history then you can use the stable aspects of this income going into this qualification.

So if you purchased it at 185K and your rent was 2400 a month than in a perfect world your yearly income would be 28,800 which would give you roughly a 15% cap rate(cash on cash).

True but investing in rentals is referred to as "income properties".