Agency debt is mostly teaser stuff that very few people qualify for, so I'll not mention those rates in this post. 

Anything over 3 units I don’t qualify for first time buyers loan and have to put up 20% because it’s considered commercial… What do you think I should do now?

This allows you to recognize the loss associated with the disposed component without having to wait until the entire property is disposed of.In your case, the replacement of the roof due to hail damage would qualify as a partial disposition event.

Goal: To attract prospects and turn them into qualified leads for real estate transactions.

Also will I have to buy the first rental under LLC to qualify for the 3% down loan later?

Finding caregivers who are not only qualified but also compassionate is essential.

The STR deal could be the best option if I understand your situation correctly, except I would probably do this as a cash-out refi and just use the combination of booking history + AirDNA projected income to qualify (if not operated as a STR for a year).

I live in Colorado where I've noticed programs that are income restricted while they have great and important intentions - it's so limiting because the folks who both have a high enough income to qualify for the mortgage yet also low enough to make income qualifications are such a small small % of the population it makes it almost impossible to meet both criteria at once. 

Yes, 1031 exchange went through qualified intermediary, so i am good with the exchange documentation

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.