Tax treatment gets a little complicated when two individuals buy a multi-unit property and one of them occupies a unit. 

Pragmatically what happens is you expand the Fannie cap to 20 by putting each property/loan only in one spouses name (we can thank feminism for that, once upon a time women didn't have individual credit, only EITHER joint with their dad or joint with their husband).

(Disclaimer:  for those of us who have no sense of humor, this was an attempt at humor and no way should be construed as being in any way discriminatory.)According to the article:"It doesn’t apply to sex offenders or people who have a criminal conviction that, after an “individualized assessment,” shows that denial based on the conviction “is necessary to protect against a demonstrable risk to personal safety and/or property of others affected by the transaction.”You'll have to obey your local laws, and do an 'individualized assessment'. 

My intent is to rent individual rooms.

(Nice quaint, family neighborhoods) I went ahead and recreated the Bigger Pockets calculator into excel so I could evaluate the properties individually but also as a group.

But I also have a very demanding W2 (left the house 12hr ago and still haven't left the office). 

Could possibly demand more with a bonus room (unofficial bedroom due to ceiling height, it has window and Hvac)I have used a few calculators to help evaluate but I’m not sure what rule I should follow as this with be a primary for at least a year minimum then eventually a rental property. 50%, 1%, 2%?

At closing, the title company files a lien on the property for the LLC which is based on the deed filed at the county courthouse6) pay the contractor $15k in cash to rehab the property 7) get a tenant placed after rehab is completed8) go to a bank to do a "rate and term refinance", which can be done at 85% of the ARV because it is considered a refinance. 8) the individual refinances out of the $65k loan with the LLC into a mortgage with the bank for $76,500 (85% of the $90k ARV) 9) you now have a rental property with a tenant paying your monthly mortgage and you make $11,500 on the deal ($76,500 mortgage less the $65k LLC loan)The LLC method seems more complicated because you have to create the LLC and file the deed, but it seems less risky because you are not subject to the lesser of a) 75% of the ARV or b) the "gross amount due from buyer". 

Outside of the STNL sector or grocery shopping centers, the retail investment market and demand has and is  declining.

She might be giving you an option to get insurance as an employee of the corp vs as an individual.