I love it because it does not factor in my Debt to Income and just qualifies the property.

This could boost your cash flow without relying on stock market returns (Which can be volatile)2.Real Estate Professional Status (REPS): If you’re leaving your W2 job, qualifying for REPS can allow you to deduct real estate losses against your ordinary income, giving you a big tax break.3.Cost Segregation: This can accelerate depreciation on your properties, creating significant tax deductions.

Don't let that happen to you.With that in mind, if you qualify for a FHA 5% down loan, why wouldn't you do that now?

Have you tried to qualify for the 10% down second home occupancy loan?  

Most “Gurus”, authors, advisors and experienced real estate investors preach obtaining seller “carry back” financing for property buyers in order to (1) obtain financing when they don’t qualify for a 3rd party loan (2) obtain financing when the property doesn’t qualify for financing and or (3) extend the “buying power” of their capital contribution (down payment) to purchase a larger more expensive property by having the seller provide a subordinated mortgage loan.That’s all and good, but why should the seller agree to finance the purchase of his property, instead of getting CASH for his equity?

If you materially participate and the rental qualifies as a STR you should be able to take advantage of bonus depreciation on a STR.

However, precise execution according to IRS rules and clear documentation in the divorce decree are crucial to ensure it qualifies for tax-free treatment.

A key principal/sponsor is somebody that has the net worth, liquidity, and experience to qualify for a loan. 

An example: If I have 80k from total rents, but my NOI is 47k (no debt), would I qualify for a 350k loan on a condo?  

We don't have the means to buy, we've been working on our debt to improve our scores but not enough to qualify to buy without a co-signer.