I buy homes as a primary residence with 5% down and move into them keeping my previous as a rental and the area that I live doesn't have new builds that would work for us, otherwise I would buy a new build. 

The behavior is a bit off, but not surprising for a mom & pop landlord.We tell our residents exactly what we need from them for the application. 

I've finally found a property that could be a good fit for my primary residence- if I can get a good price on it.  

I was just on their website looking at the permit process:CityofSac-STR PermitLooks like 90 days max until you get a conditional use permit but still reading as it seems a little unclear:A short-term vacation rental may operate from a location that is not the operator's primary residence for a total of 90 days in a calendar year.

Are you/your partner(s) foreign nationals or non-permanent resident aliens?

When I return to the country after my Au Pair contract ends, I hope to live in the property as my primary residence and house-hack as well.I understand that investing remotely makes things more challenging, but I am also ready to be uncomfortable and challenge myself in this journey as I know it is 100% possible.

The property either has to be zoned a commercialZoning or - you have to own both HPR parcels and have one be a primary residence .

I don't know your living situation but if your paying x,xxx for rent or a mortgage and instead by living in one side and renting out the other you will be paying y,yyy instead and y is less then x that's great, especially if you can rent out your primary residence and make income there too. 

Hi Jake, the fact that you're a US citizen/resident has absolutely no bearing on the process.

@Leeling ChewAbsolutely, you should background check every adult (18 or older) who will reside in the property.