Most of the deals I've done, and likely the ones I'll will do in the future, have been funded by HNW investors, by choice. 

Traditional lender is most appropriate (not hard money). 

Buyers now have more choices, and that means power is in their hands!

With the median time to contract stretching 92% to 48 days, focus on quality listings, realistic pricing, and a polished look to make your property stand out.Smart Moves for Today’s MarketFor buyers, the expanded inventory means more choices.

By being open to single family homes as well it really increases your choices, and for us, reduced the cost per door of acquiring our properties.  

Of your choices, #3 makes the most sense, but it doesn't have to be a house hack.

Goal is to create long sustaining growth and cash flow that I could eventually sell or use to eventually secure a retirement home and place of my choice! 

Are you only doing private money are you doing asset based/traditional as well? 

Did you use traditional marketplaces like yelp, thumbtack, angi?

Investing in Memphis, TN could be a great choice!