Based on the tenor of your posts, I've got to ask - do you have your primary residence squared away?

If so you may have some full doc options which have the best rates typically and terms.Like others have mentioned you have DSCR loans too but this only allows you to purchase non owner occupied properties (not primary residence or second home occupancy type properties).

It will be a byproduct of investing, not the primary purpose.

However, there are ways to leverage SBA loans so they can buy a new primary and then look at their current property as an investment property and secure a DSCR loan to redevelop and rebuild.

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

Your first property should be your primary residence, period. 

That’s your primary job as a landlord.

The Taxable Value is uncapped and equated to the SEV upon a sale or other transfer of property ownership, with limited exceptions.Homestead versus Non-Homestead Millage RatesCounties & cities in Michigan are allowed to set their own millage rates, with one restriction – a primary residence (Homestead) is exempt from up to 18 mills of school taxes on their Homestead property.

As has been mentioned, try to find a way to keep as your primary for 2 years, and all gains are tax free at the sale.

A nice home that may some day make a bad rental but a good primary home An exchange in to a state without state income tax to save that 10% in state income taxes.