We want to plan in the most tax vantaged ways (which includes keeping future AGI as low as possible) and open to new-age and creative concepts.Respectfully ask to keep discussion to topic vs. selling one's self or services seeking new business.

It possible that the market will stay low for a long time.

Last August a decent pre-foreclosure opportunity came available on the MLS and my agent took us to see the home and submitted two offers below asking that were too low for the seller at the time.Apparently the seller was able to avoid foreclosure and the home delisted after it didn’t sale.

Inventory seems low, and I am trying to househack my first unit.

Coffered ceilings, low corner additions etc.Anyone can slap lipstick on a pig, looking for high value add in high demand markets is where the $ is.

Do not get excited about getting a low offer signed by the seller as the lenders valuation will be the ultimate determining factor of approvable sale price. 

You should be able to go as low as 10-15% down payment with your experience.Ground up Financing: Most "ground up" financing options require a bit of experience - 3-5 exists (rehabbed & sold or rehabbed & refinanced in the last 3 years).

When revenue is low in the first couple of year, so is the interest payment.  

I've never had something that low, but I'm also looking at roughly $30k in equity on this property. 

You could also list low and if the demand is really there, could get bid up.