Or I’ll use my cheat sheet based on per-square-foot rehab averages in my market (light, medium, full gut), or tools like Blue Hammer.

My dad was a builder, so I spent countless summers helping on job sites, swinging hammers, cleaning up, and learning the tricks of the trade.

If you're on a slab foundation, this means jack-hammering up the concrete.

. ;-)The solution is to not offer a discount for owner occupied homes, don't make the requirement in the first place, stop playing games with it and be more honest as a government, That's just not going to happen either.Mortgage fraud charges can be used as a "hammer" or threat, when dealing with other charges. 

I am in Charlotte, NC Depends, how much do you know about the working end of a hammer?

To a housing framer, every solution requires a hammer.

If you're young and able I strongly suggest to swing some hammers and DIY a few projects.

Especially if you're not trying to swing hammers across state lines.A few tips from personal experience:Spend more time vetting your team than the property—great boots on the ground will make or break you.Start with one deal to test the market, then scale once you trust your PM and process.Consider a "hybrid" turnkey strategy—buy from providers who do the rehab and place tenants but allow you to build in equity through light value-add.As for the LLC question: owning through an entity can offer some liability protection and simplify tax/partner structure, but it also means higher closing costs, tougher financing (typically commercial loans), and sometimes insurance complications.

I have had clients that used them and got absolutely hammered..

Here’s a potential playbook:Refinance all mortgages into your name ASAP to avoid forced sales--rates may not be ideal, but stability and control are more important short-term.Create an LLC or Trust to eventually hold the properties (talk to a real estate attorney/CPA—there are tax and asset protection factors to consider).Consider pulling equity from one or two homes via cash-out refis to:* Build reserves * Reinvest in higher-yield markets (more on that below)* Use excess cash flow + new capital to diversify--you could start buying turnkey rental properties in the Midwest or Southeast, where lower entry prices and stronger rent-to-value ratios can create better monthly income without you lifting a hammer.3.