Most of these course instructors aren't qualified to teach anything but the most elementary real estate concepts and try to make their courses more marketable by teaching concepts they have no business teaching. 

Made sure to check the ledger and T12 to ensure that the tenant was qualified correctly before purchasing the property.

The borrower will need to be exceptionally qualified and have significant reserves (particularly for a jumbo or super jumbo loans of $1-2-5M++) Historically borrowers could qualify with 10-20% reserves of the amount financed, that could jump to 100%+ without significant state and federal intervention.

This not only defers the taxes on the two rental properties but then once they live in the primary residence for at least 2 years that home now qualifies for the Section 121 exclusion on the gain.

This lets your HSA grow, and since qualified withdrawals are tax-free, putting more aggressive investments in an HSA can pay off in the long run (similar to the “put your risk in Roth” idea).4.Rollovers & Debit CardsMost brokerage HSAs come with a debit card, so spending isn’t too hard if you ever need to.

As already mentioned, he wouldn't be able to use rent from roommates to help qualify but based on the numbers you shared there should be a VA option available considering how much flexibility there is. 

Our laws require us to offer a rental first come first served (first completed application that qualifies must be offered the unit).

The National Association of Realtors.That said, I will not be signing an Exclusive Right to Represent as an established real estate investor, and I’m honestly a little annoyed to be asked.I also realize this may qualify for Reddit’s AITAH channel.

I believe you have 12 months after the declaration to qualify.

Would I still be able to qualify for this?