Of course, you can't protect yourself completely, but this will also help you prepare for buying the next properties a little better, and it's an exercise I generally do when I'm on a showing for a property I'm serious about so that I'm factoring this into my analysis to some degree in a "capex" reserve.Capital ExpenseRoofWater Heater x2All AppliancesDriveway/Parking LotBoiler x2FlooringPlumbingWindowsPaintCabinets/CountersStructure (foundation, framing)Components (garage door, etc.)

This factor significantly impacts your long-term success and stress levels as a landlord.Be wary of theoretical numbers, especially for C-class properties.

I can borrow $100k of it to add as additional down $ and I'm pretty sure a 401k loan won't show against my DTI, but then it will show as less assets (unless a 401k doesn't get really factored into everything since it's usually unaccessible). 

When factoring in many alt. lenders do not include a pre-payment penalty when you refinance the total finance charges including pre-payment penalties differs slightly between bank and alt. lender.  

Once you get a good number in mind, plus costs for repairs, plus a rough perspective of appreciation in the area (because BRRRR doesn't really work until you factor that in here), you can technically make an offer yourself.

And that doesn't include other expenses.So the traditional SFH route may work eventually including appreciation and other factors, but probably not in 10 years because you need to refi and purchase other houses to make this angle work.Buying a 2/1 somewhere and living on one side is another option, as is renting both sides, but you'd have to identify an area where you can afford a duplex.

You still need to look at the other risk factors, determine what level of risk is present, whether you will accept that risk, and how you will mitigate it.

I would think a more nuanced marketing approach where agents compensation is based on achievable results and other factors (e.g., hours committed to representation, achievement goals, discounts for properties based on price for square footage, negotiation of post escrow discounts, credit for seller/agent cooperation, transaction coordination commitment) might be more digestible for a buyer.Should be interesting to see going forward, but I do think in general, agent compensation will be less as things develop.

They are zoning and land use regulations, accessibility, environmental factors, market analysis, topography and terrain, utilities and services, neighbourhood characteristics, restrictions and opportunities, development feasibility, financial analysis etcetera.

There's many factors other than DTI on a conventional financing.