I actually have a client who lives in Toronto as well! 

My wife's siblings have built 2 house on this land as there own houses they are living in The property is a total of 15 acre and each siblings got a portion of the property.

And there are even more carriers who would insure co-living rental w/o owner-occupied - for example Obie.

I've been living JC for 15+ years and have some investment properties in Guttenberg.

What would you do with your current residence if you planned on living in the new one to get an FHA loan?

From google: “The Fair Housing Act (FHA) does not apply to certain types of rentals, including: Owner-occupied buildings: If the building has four or fewer units and is owned by the person who lives there Single-family homes: If the owner rents or sells the home without using a real estate agent, and they own no more than three homes Religious organizations: If the property is only available to members of the organization's religion Private clubs: If the property is only available to members of the club Senior housing: If the property is designated for people who are at least 55 years old Even if a property is exempt from the FHA, it must still comply with the law's ban on discriminatory statements, notices, or advertising.

I'll be living here for another 1.5 years, I'll be able to pay down about another $10k.

I’ve lived in my current single family home since 2020.

You could start by reaching out to any local corporations that do assisted living in your area and see what they are looking for (location, space specs, etc). 

Had an inherited tenant move out after living in a property i purchased a few years back.