Even if you have to wait, don't focus too strictly on buying exactly within a year.

From working with previous clients in the Chicago area, I know they have some strict rules on wholesaling that you wont find in other areas.

Bank of America offers down payment assistance, closing-cost assistance and grant programs for select borrowers.The pros: save $ on your upfront costsThe cons: strict income and credit requirements (aka you can't make too much $); may limit your property options; grant approval process may take longer than typical loan commitment process, making these offers less appealing to sellers In super competitive markets like New York City and its suburbs, sellers will look for offers with stronger terms and stronger down payments.

The lease agreement is strictly between you and the tenant and ABC is not a party to the lease.

I'd message the tenant that a visitor with a dog would only be allowable during daytime hours, and not overnight, and that you are operating under and strictly by the terms of the lease agreement.

I will also be more strict about the tenant screening process and will require 1 month rent as a deposit (figure $2000 for an easy number). 

I'd just let them know that I have a strict rule to never rent to friends, family, or business associates. 

Asheville is strict on short term rentals. 

How much per square foot to install vinyl plank flooring or laminate, how much for tile, how much per square foot to cut and install granite/quartz countertops, how much per box to install cabinets, how much per square foot for interior/exterior paint, drywall, appliance install, install vanities, how much per square foot for shower tile, how much for a 30  year dimensional shingle roof on a 1500 square foot house with standard size 2 car garage, etc.Getting a contractor bid will include their markup on everything (In this market, anywhere from 20-40%) and you'll never get a house under contract using those numbersExcept that just going on strict SF numbers will leave lot of $$ TBD (to be discovered).

- Speaking strictly of owner occupied housing, interest rates probably matter less.