I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

Simple, get the book: "Lend To Live".It's "the Bible" of the lending business and it's featured here on BPhttps://store.biggerpockets.com/products/lend-to-liveMike

It might be a good idea to look into what tech related companies are emerging with real estate-related products.

Deductions are a matter of legislative grace and the taxpayer bears the burden of proof, both of production and persuasion.

I would suggest you use a different non-qm loan product that allows for family members to occupy but doesn't require you to make it a primary residence.

What types of products are you seeking?

First of all - most people (including real estate investors) are lazy and will always gravitate towards promises of quick returns / passive income promises.But also - what you are describing is something that AirDNA does extremely well and automated - it can be a little pricy, but way way more effective and accurate to do this with that tool - highly recommended

Complaining, or (overly) worrying, about these things is counter-productive. 

There are still down payment assistance options or portfolio products for lesser of a downpayment but your terms on those are worse. 

I do not have any relationship with them but do know they seem to be extremely knowledgeable.