Your occupation (contracting and restaurant work) are seasonal and in unstable industries.

The returned mail, what seasoned DRM pro's call nixies, are dome of the best that I EVER find. 

During this process I learned there is no seasoning minimum when doing a rate and term refi. 

RENTAL PROPERTIESThe first step in making rental income projections is to identify the rental market in which the property is located and consider the following factors when adjusting the future rental income: > Current rents > Caveats on rental increase and tenant removal > Market rents > Occupancy loss> Economic conditionsIt is important to remember that often the listed potential rents for properties may not be realized immediately and the future rates should be adjusted accordingly.HOSPITALITYHospitality is a cyclical and seasonal industry, making it difficult to accurately forecast long-term sales due to the ever-changing market environment.

I wish i was a more seasoned investor cause there are just lots of land waiting to be grabbed up.

Having 4 seasons and a little something for everyone doesn't hurt.

Two, daily rental prices for larger 3, 4, and up bedroom condos and townhouses especially have gone up this season dramatically, even more than the purchase prices - to the point that now they are profitable as pure rentals, but only if you self-manage, which is easy to do with smart locks and modern technology.

It has come to my attention that they are relying solely on zillow, craigslist and a sign in the property to advertise.I believe there is room for improvement but I need suggestions from seasoned and experienced people.

For seasoned, grizzled investors who plan to keep their money safe, that translates to yield means nothing if the principal is in jeopardy.By reducing my max LTV to 50% (including costs) I've eliminated most all investors who are unable or unwilling to offer property that attracts my money.

For example:purchase price: 100kDP: 20K (entirely from 401k loan)Loan Amt: 80K401k loan: 30Kcontingency REI acct: 10K (balance left after DP)rental income: $1,100P&I: $360401k repayment $546= nil to slightly negative cash flow during the repayment of the 401k loan (I assume I can repay this much sooner than the term since essentially rental income would be it down.)Is it possible to "season" the 401k loan funds so that disclosure is avoided.