very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

I'm sure your occupancy will go up!

VA loans are the only loans that allow this, and there is no rate penalty for it no longer being your primary home.With that in mind, you could do a cash out refinance today at a higher rate than current market rates which will create profit on the loan, we can take that profit to pay for your closing costs.

What do you have in mind? 

Bear in mind that the fiscal treatment of the two options in Mexico is different (withholding tax on the gross income with the fideicomiso vs cost deductions with the corporation).

If you do end up segregating, keep good records to prevent having to recapture the depreciation of the reclassified assets.

Some investors will wait until they have several properties before forming an LLC but it's often beneficial to set one up early especially with your first property.

I've signed up to my local GaREIA 2 weeks ago and already started networking there. 

You can look into low-income neighborhoods usually the properties are of lower value, but I'm not quite sure if that applies everywhere but I know in Florida I see it here and there, and if you need help looking I don't mind helping.i would be wary about REO/HUD owned properties as a first time househack.

I've been living in my current house hack for ~1.5, and I placed my tenants in September 2023 (lease is up at the end of August).