Non-QM I can do things like bank statement, self-employed, ITIN, Jumbo, blah blah blah.

I am seeking an experienced tax advisor (preferably licensed in CA) with strong expertise in US and German tax law, particularly in real estate investments, mixed income (W-2 & self-employment), and international taxation matters. 

Quote from @Robert Bell: Memphis has had a favorable rent to price ratio for a long time. 

I'm part of a mastermind group, with members all over. 

This was my first time ever buying property.

Avoiding the occupants from squatting is best addressed with background checks, employment verifications, and references before signing the lease.

Pricelabs has been great for me, but it also takes time to dial in.

There may be some lenders that might be a little more "borrower friendly", but I haven't found them (nor do I have the time to look for them).You might be able get better terms if you "house hack" by getting an FHA loan, but I don't generally work with those loans.

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

Now the tricky part is creating your underwriting standards and system.