These are the primary reasons people invest in real estate.

Since I am out of state, the plan is for us to buy it together and he will make it his primary residence to get the lower down payment.

They then did the STR model (with permits) and are able to cashflow a substantial amount.However, this only legally works while it's your primary residence.I've got other friends that used their VA loan to secure the rare plex in Alexandria.

I agree with @Jonathan Greene here that the first step is thinking through what to do with the primary residence - you might try this tool that I built a few months ago to analyze whether you should keep or sell the primary residence! 

It will take a long time to get anything close to what you'd save on taxes selling it before your primary residence exemption is up.

Purchase price: $245,000 Cash invested: $50,000 This was our primary residence that we are lived in for 6 years while we fixing up and renovating. 1963 farmhouse that was outdated and loads of half a$$ work and deferred maintenance.

You won't be able to get the solar credit if it is not your primary residence.

We completed our ADU earlier this year at our primary residence and it has been a great cash flowing investment. 

These allrequire applicants to submit an acceptable Letter of Explanation addressing each specific issue and occurrence.Rental HistoryBecause a current landlord may say anything to get rid of a bad tenant out of desperation, we also requireinformation for the previous landlord of all applicants.

. - Long term residential rentals: Primary interest to start building.