The SST doesn't apply for legal 2-flats so if you want to use FHA it's probably better to target those that maybe also have a non-conforming basement or attic unit.This is why the 5% down conventional loan is a game changer for house hackers.

In the meantime, most of my capital is tied up and I am looking to be Super creative and I have absolutely the time and energy to cold call until i find someone that is game...even if i got to get a property in Alaska.

You might not cash flow right away, but even just offsetting what you were paying in rent while building equity, getting tax benefits, and learning how to be a landlord is a game changer.

She will probably game the system for the next 6-12 months, but that's what you get buying a property with a non-paying tenant in place, in an anti-landlord city. 

Yes, having tenants pay ACH via a Tenant Portal software is best, but not all will cooperate and some will play games that result in NSF charges.We allow tenants to deposit cash/check/money order directly at our bank into our account.Many Class C & D tenants have challenges adapting to unfamiliar ways to pay and is often not worth the hassle (and possible evictions) to get them to change:(

All these strategies work, but the less money you have, the more you need to know the game and surround yourself with good people. $25K can absolutely get you started—it’s all about finding the right approach for your situation.

Please feel free to reach out to me and my team if you would like to come up with a game plan and build your buy box. 

So it's a waiting game for that property until you have enough to do a cash out refi.

Yup, every other entity I've seen doing flat fee is just playing a pricing game, it's not based on systems and operations being set for such, there just doing marketing or riding our tailcoat.     

Connecting with other investors was a game-changer for me when I started.