Hi @Andy S. 3x monthly rent for income has worked well. 

Find the best property you can afford that also can produce enough income so that your monthly out of pocket expense is equal to or less than what you'd pay in rent.

I bought and sold old houses for 10 years.

To replace your income you need to flip a lot of houses, I'd do the math with an average 10-15% profit margin, because you have to account for some turds.The other opportunity is to change your job and take out the element that you hate.

But I'm guessing maybe your credit is too low for that?  

The property is zoned as a SFR house and likely in a neighborhood of the same.Was the property not appraised by the bank when you got your mortgage?

Foreclosures ar near all time lows.

In fact, I’d like to turn the primary into a rental and then house hack in a multi-unit.

House hacking is an incredible way to live affordably while building wealth through real estate.

Getting a mother-in-low to co-sign is not the answer.