So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

They're expensive, but I know several people who have gone thru each program and become what I think are successful investors, moreso than other programs. 

That will stop most wholesalers from calling when it appears you have no equity in your home. 

The Meter Save program was discontinued in Chicago in 2022 and it seems there are no viable options that I qualify for (I’ve looked at the department of waters options and I don’t fit the qualifications).this feels like I’m getting ripped off each month in the bill and am really needing support here.

There was a post that I was interacting with on the Classifieds section where someone has a program that allows you put something like $5K down.

Is this section 8-(or some kind of fixed income program) these units seem very low priced?

And make sure you live in that 1st house so you're close to and can address problems as soon as they appear. 

1M seems low and I'd like umbrella, but appears I'm unable to get it as far as I'm aware.

I'm sure there are other meetups in Dallas, but I'm familiar with the REIA program that has chapters in most big cities.

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.