One good thing about building a 2-4 unit as a primary is you less money down and you can use the other units as income to help build a more expensive home.FHA allows for a higher loan amount as you get into the 2, 3 and 4 unit homes and its still only 3.5% down.

I provide short term rental furnishing and renovation finish list that includes paint colors, light fixtures, cabinets etc.

Would love to help you silken some of the not so good advice, and allow you to measure twice, and cut once so to speak,  by jumping on a call together.

Since agency loans don't allow you to put the loan in an LLC, ask your wife this. 

Learn how to calculate your max allowable offer.

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

The material participation has nothing to do with it being non-passive; it's the requirement allowing losses if an activity is non-passive.

Finally, I used the Thumbtack app, and I made more progress in six days than I did in the past 75 days on painting, flooring, lighting install, HVAC repairs.I currently use apartments.com for my automatic rent collection, so that system is helpful. 

If needed add a minimum of 15kModerate RehabCan save at least two of the following- Electric, Drywall, Flooring, Plumbing (likely touch ups in the other two)Redo KitchenRedo Existing BathroomsNo framing or architect plans neededPaintFinish BasementAdd a split unit to existing duct work (prevent from tearing up existing plaster/drywall)*Think of a grandma home that does not have knob and tube and has been on top of roof/windows so we aren’t as worried about mold/water damage*Light RehabComps do not need a finished basement or basement is finished to comp standardComps do not need HVAC or you can just add split unit to existing ductworkKitchenBathroomFloorsPaintNo major rehaul of mechanics needed (aka do not need to rip out walls)LipstickPaint, Floors, appliances in the most basic sense ARV Range Full Gut Moderate Light Lipstick +450 (A+) 150-300 N/A N/A N/A 380-450 (A) 90-120 70-75 N/A N/A 270-400 (B/B+) 85-100 60-70 N/A N/A 210-270 (B-) 75-80 60-65 45-55 N/A 170-210(C/C+) 65-75 50-60 40-50 15-30 140-170(C-) 60-70 50-60 35-45 10-20 120-140 (D) 55-65 40-50 25-35 5-15 Philly Neighborhoods Breakdown:A+ : Obvious Prime Real Estate.

There might be some confusion around the 60-day rollover rule which allows you to move money from one IRA/401k to another (both pre-tax and Roth).