Let's reinvigorate this thread.

Thank you for expanding on this.  

You can do less than 20% down (as low as 3.5-5%) if you intend to occupy the home for at least a year.2) There will be an HOA (homeowners association) which restricts rentals, so be sure to read the CC&Rs (governing documents) to ensure that your rental strategy is allowed, even if you intend to live there at first, eventually you'll be transitioning it to an investment property, so this will be important.

This would hopefully maintain strong cashflow from the property will providing some capital to use for the next property acquisition. 

I figured if I get a decent deal on a turnkey property that has at least 3 bed 2 bath I can prob rent for 2k a month give or take depending on the amenities and make decent cash flow. anyone else have any experience with renting single family rentals in this area?

And since you hold the property with your wife in a trust that makes this a related party scenario. 

You also need the operating cash to do rehab.I say this because you mention FHA and low money.

The automation is helpful to the emails that you send to the text, this is all nice to have along with great drip emails for birthdays, reminders in escrow, and much more. 

I dont know the terms of this specific home equity agreement but the ones I have seen in the past were pretty expensive.

Would ownership by a SC entity resolve this issue?