Private money and personal funds.

I spent many years managing myself and personally collecting rent checks. 

because I was paying my bird-dogs vs having them pay me and just promise how someday, maybe just maybe they will bring the grand-slam of a deal and then I will be paying them oh-so much $$$$$ Seriously, from those buying into this I gotta understand how your mind works, no insult meant, I am genuinely intrigued and baffled because if it's a good deal you can go to any number of investors and get $, not a one will charge you for the opportunity to present them deal. 

In high-cost markets like Chicago, that can be tough to meet.If you're looking at a duplex, the self-sufficiency test doesn’t apply, so you’d just need to qualify based on your personal income and the rental income your lender allows.If your current lender isn’t familiar with making FHA work in your situation, it might be worth getting a second opinion from someone experienced with FHA multi-unit financing.

We would want to use it for personal use probably one per year. 

Any recommendations on Houston REI groups that meet in person or virtually?

The flippers we personally work with in California have not run into this issue (as far as I'm aware).

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

Figure out which best fits you and your personality and take it from there.  

@Antoine Black  In general, yes, it goes off your personal credit.