No more picking up money orders each month like my dad does?

I love it, no more snow lol.

Louis City, like many cities, states that "No more that three unrelated persons may live in the same dwelling."

I'd like to put no more than $40k down if possible.My situation seems like it could be more complicated than most.

The rehabbed homes in the area have all sold in no more than 4 weeks, so that time frame is what I am gunning for.  

Reality, this conversion probably will take a year... hoping no more than 6 months!

Also, they were no more than 20 yrs old.943 homes were sold in the last 9 mths in that zip, but the neighborhood I was interested in had far less.

Since FNMA has restrictions on # of rental properties that can be owned (no more than 10), it makes some sense to buy quads that only count as one property and use conventional financing, then later as your property count moves higher use a local bank that will lend for their own portfolio.

Some rehabbers that I know who do a lot of deals focus on projects where the work is closer to 10% of the ARV and no more.

In addition to requiring their total monthly GROSS income to be AT LEAST 3x the monthly rent, I also require that their monthly debt payments PLUS rent be NO MORE THAN 45% of their gross monthly income.