You should be fine closing on a new home prior to one year and moving after.

Many good renters are looking in advance and organized in their search.As others have mentioned, the place is usually more organized and neater several weeks ahead versus two weeks prior to move.

I guess I need to compare a HML against the convential loan to see what my best option would be.

These are all people I know and had a prior relationship with.

Probably wouldn't have done all of this if the house was separated from other homes comparable to it.

Also compare with people in your income bracket.

I learned an unbelievable amount in college, in and out of the classroom, and the person I am at 23 is unrecognizable compared to the person I was before college at 18.

., as compared to NH for example.

I remember a REO a few years ago that the prior owner had written 'notes' to the bank and anyone buying the property all over the walls,,,in a kids room there was a note saying something like "i hope you enjoy what was my house,,I grew up here and the bank took it away"..I have to admit, nothing written had bothered me until I saw that, then I just left,,,bad karma

And I often had to buy them at significant discounts compared to their asking prices.