Covering a significant portion of my mortgage has been a great reward.Solution: My four levels of vetting have helped me find quality room-renters over the last 18 months.I think you already have the answers to your situation.

Here are a few additional ideas that have worked for me and others in competitive markets like Austin:Off-Market Leads from Contractors: I had a friend who rehabbed a house in North Austin last year.

Going from a $232K purchase to a $575K sale is no small feat, especially with a full excavation of the foundation and reframing involved.I’ve got a buddy who tried something similar outside San Diego last year.. he had to reinforce the entire property with a new slab and rebuild the interior layout from scratch.. definitely not for the faint of heart, but his final sale price turned heads in that local market.

@Allen L.i hear you on the hassle of conventional loans, my portfolio is not as large as yours but I applied for a HELOC last year and it was a huge pain. 

The last thing you'd want to have to do is manage your future partner since you question their decision making or experience and you've already invested with them. 

You materially participated in the activity for any 5 of the last 10 tax years.6.

San Diego SFH rad average rent increase of $600/month last year (source Core Logic).  

I am a rental property investor but i hate making things complex and the last thing i wanted to do was create a separate bank account for each property..yikes.

In the Last 6 months, I have purchased my first 2 properties and my first 4 doors.

Year 1 is probably a loss though so that is something to consider.