I had two real options, University of Oklahoma or Oklahoma State University.

I think the economy has a number of diverse employment options, lower prices than King County while still being within driving distance.  

An option to better understand and see the model without having to spend all the time is turnkey interesting.

I know that the regulations in Beverly Hills is "friendlier" to landlords than Los Angeles and I'm exploring the option to convert a multifamily apartment into condos. 

Typically, the investors I work with purchase properties in their personal names and then quit-claim the title into their LLC after the deed has been recorded.Markets like OKC, Memphis, and Little Rock offer some excellent, affordable growth opportunities, and I’d be happy to chat with you to explore these options further.

I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much. 

With a family and kids the best house hack is a house and cottage or duplex option.

I’d focus on property types that align with my strategy, leveraging financing options that fit my budget.

Question 2: if homes upside down on mortgage what are my options?

For properties under $300K, you can definitely find okay options in these areas.