The current tenants are there until the middle of October.

The houses are predominately middle class areas bought as foreclosures and short sales.

That should put you in a position to meet somewhere in the middle of getting a killer deal and spending too much like most owner occupant buyers who do rent-PITI= cashflow.As far as the 50% rule goes, it will still hold true whether you OO a unit or not.

My husband and I have been buy-and-hold investors for about 10 years, and we currently have 16 single-family rentals in Middle Tennessee.

If they all work, the middle of the work day would be best, if one is a stay at home Mom with small children, missing meal times would be important, etc.

The property is in a decent middle class area an it's total market value is 130,490.

I have seen some companies do a 600 middle but their loans the rate jumps 100 basis points higher from going from 640 middle score to 600.

Your best bet is to find a Chinese or Middle East Investor (Bahrain perhaps).

If it's a lower-rent area, or you expect to rent to people in a low-middle income bracket, you may want to go with cheaper materials with a plan to refresh later on.

I am enjoying the middle to upper income SFH market because it offers me less headaches and there just doesn't seem to be the supply where I live for rentals.