My biggest fear is to say to a potential seller that I’ll close but then not be able to because it isn’t a deal.

I think the biggest "?"

Before investing out of state, I wish I had decided to buy here in LA with an incentive program.  

I think the majority of the confusion likely comes from the fact that most all of the builders that have inventory on our marketplace are offering unique incentives like extensive rate buy downs, free PM & maintenance guarantees, up to 10% price reductions or up to 10% cash back, etc. 

The biggest keys are:1 - The design should have the least amount of waste. 

I love that you rented two of your bedrooms as mid term and short term rentals and made enough to pay for the mortgage and now you are going to use the rental income to show you can qualify for another property.This is an excellent strategy and one more people should consider doing in this inflationary environment to offset the biggest cost in their budget--housing.As you rightly point out, you can use this strategy with every house you buy accumulating a portfolio of houses that you originally started out living in as a primary residence every two years.Well done and more people should consider doing the same, or rent their garage, or shed, or a boat, or an extra car.Love it!

I would take a hard look at each one of these areas to determine where the biggest problem is, and then fix it.

Peace & BlessingsRayWhat’s the seller’s incentive to sell to you with a note rather than sell and receive cash at time of closing?

Where is the incentive for the agent to bust-azz to make things happen?

My biggest issues so far is that they have had some labor issues on the maintenance staff but this is everywhere and i believe will work itself out in the coming months.