In the past, the FMR has usually been lower than local rents, but with the spike in residents and the popularity of Nashville, sales, rents and property values have skyrocketed, as I am sure you are aware.

So, my gut, past experience, and research tells me LLC (or some other form of protection) is the way to go.

You can list your property but buyer can't submit the application until 90 days past in FHA loan. 

Otherwise for an owner-occupied 4-unit the min down would be 20%.

One coat of paint won't hold up for long in our location and may not even cover the paint that's already there.We've been replacing gutters over the past few years, all of which are baked in same color of which the community is already painted. 

It is unlikely that the tenants pay all utilities so this would throw your numbers off.Have them provide you current rents or past rents if a unit is vacant and make sure you know what utilities you are responsible for.

Hey Jeff, I'm no lending expert however I bought my home with my wife shortly after we were married and they were able to use past employment in a similar field to make up for lack of time at my existing job at the time.

How did  you get past the initial obstacle of low net worth and or liquidity in order to get approved for the commercial loan?

in south killeen (closer to austin)  for less then 20 years old properties there is definitely a significant apprichation increase in the past two years for all kind of income properties 

Can anyone advise if they have used them in the past ?