Down payment can be higher than primary, but the good thing is that you won't need that much income to qualify because lenders can you 75% of the market rents for the units of the property.

The PRIMARY reason this was created was for another great revenue stream for Pace Morby. 

We are just getting going..and my only experience is with buying my current and past primary residences! 

I agree with @Jonathan Greene here that the first step is thinking through what to do with the primary residence - you might try this tool that I built a few months ago to analyze whether you should keep or sell the primary residence! 

We completed our ADU earlier this year at our primary residence and it has been a great cash flowing investment. 

I only have 1 property to managed that is going to be about 9 miles from where my primary residence will be, I agree property manager is an excellent decision but for investors with more units. 

You won't be able to get the solar credit if it is not your primary residence.

I’m considering traditional lenders, but open to creative options.If I were to bring on an equity partner, what’s a fair and motivating structure for both sides?

It will take a long time to get anything close to what you'd save on taxes selling it before your primary residence exemption is up.

Still retired from a traditional W2 job, but working harder than ever!