@William HustonSo you’ll barley get the 1% rule if the all the numbers are accurate .seems like your typical marginal deal .

However, your agent can ask the seller's agent if there are any rules about rentals prior to making an offer - sometimes they will know sometimes they won't. 

After a few months of discussing, I managed to get her support in my plans for real estate investing.

I suspect the only other thing to do is some sort of quiet title action and get a judge to give you a ruling so you can take that to the new title company..

Then if you want to slough the numbers with a justification of how house hacking reduces your monthly mortgage/rent, at least you're armed with the analysis for both scenarios, and can make a qualified decision.Roughly, $500k purchase with $4000 monthly gross rents doesn't hit the 1% rule of monthly gross rents being 1% of the purchase price.

This community is such a supportive resource, and the opportunities for education are rich.

Make sure that it at a bare minimum meets the 1% rule....although often you will see it is higher than this. 

I'm starting to lose my patience especially when I make a fair offer on a house that the offer is supported by half a dozen comps but yet the bank won't budge but then I'll see a better property that was listed for more that sold for half the price...Maybe this is some real bad luck here I do not know.

Following the rules will allow you to exclude a portion or all of the gain after a certain period.If you are not interested in taking the time to do the investments yourself and following all the rules - you can invest in with a syndicator whose fund is set up as a qualified opportunity fund. 

Regrettably there is usually a notable lack of first person proof to support their position.