Do keep in mind that your debt to equity is fine for a residential loan, but might be cutting it a bit close for commercial underwriting; they will undoubtedly stress-test your pro-forma.Hopefully, the spread of ADUs on the west coast will help to get more residential lenders comfortable with income-generating small multifamily deals.

How are you folks spreading mulch with your vans?  

Avoid adding spreading groundcovers and plants with indeterminate growth patterns such as bougainvillea.Should you need a plant list for your area, check this resource:  http://www.amwua.org/plantsA few plants that I personally like...Salvia leucantha has pretty purple flowers and will fill a spaceEuphorbia rigida adds a nice blue popRosmarinus officinalis has solid green color year round and does great in full sun once established (keep out of shade)Muhlenbergia capilaris is a great grass that adds color as well. 

I recently looked at a couple properties in Dallas where a multifamily with under 10 units is listed is listed from about 800,000 to 1.5 million.Here are my thoughts :If I had the money to purchase any one of those properties from 1 million to 2 million price range I would probably want to get something that is more than 10 units so that I could spread out the potential risks of vacancy and late payments and potential downsides that renting multi families comes with.Now I know many people will say well the Dallas Market is a very strong market and there's a lot of appreciation, and fairly growth in a multitude of sectors .

Foreclosure process has not yet begunSo what I am working through are the following options (please chime in with additional ones if you have them :) )- Whole sale it to an investor (we do a lot of business with) who we will then have us list the property once he repairs and we will receive a reduced commission on the sale of property on top of the healthy spread on acquisition(no money in but will be a smaller slice of the pie of course)- Take over 1st mortgage, pay off second lien position 25k (ARM), buy owner out and help them move out and find a rental (would try to keep them there just cannot pay more than 2k per month so cash flow 147/m). 

Yes, Angelica, there is definitely seems to be a good spread. 

Our group currently has 446 units spread across 3 properties in the Greenville, SC market and will continue to purchase more as Greenville is such an amazing market.

The worst thing about this house was that it had a horrible smell coming from the dog sh*t and urine spread all over the basement floor and on some of the walls.

Things are only going to get worse and you can get better spreads in other markets, especially in the Southeast.

Whether it is because of the spread, the location, your capacity, the rehab, etc- LET THE WHOLESALER KNOW.