If you're living in it now, you'll probably be required to have a signed lease in place as well as proof that first month's rent/security deposit were collected in order to get a DSCR loan (they're business purpose loans and don't allow owner occupancy).

Recent zoning changes now allow for three dwellings on a single parcel, and parking requirements have been lifted in denser areas, both of which have boosted the local housing supply.

You can give notice to one of the tenants, then move in and rent out rooms to further cut your living expenses.Yes, something I've considered but does require me to move from CA to TN, so big life change. 

You have to keep the same foundation, but there is no requirement for a home to be "live in" ready to do a 203k loan.

To beat 5.25% mortgage rate....the corresponding, offsetting stock market return would be at least double that...To answer your question requires (1) knowing what risk adjusted return you will be able to earn in the future (2) knowing what interest rates will do in the future.  

Don't ask on this thread, as most tax strategies require a good understanding of your current and future tax situation first.

Install additional stackable W/D units in the garage (requires some electrical work).2.

You are required to disclose that debt, and it will be a fairly easy catch for an underwriter, even if it's not on your credit report. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

The BRRRR strategy is doable for a newer investor, but it requires a lot of effort, consistency, and hands-on involvement—it's not exactly a passive way to invest.Whichever route you choose, if you're taking on the bulk of the work to analyze deals and select the best ones, it’s important to ensure your partnership reflects the time and energy you’re putting in.