But you cannot exchange from an investment property into your primary residence. 

@Carl RowlesI recommend a HELOC or Heloan on your primary residence or the rental if you have enough equity in either.

Been a lifelong resident and investor here since 2009 Ill send you a message 

I was just looking into this, and it seems that Oakland will only allow ADUs on properties with a single family residence (not multi-unit properties). 

For our last single family residence we had a young married couple move in with a brother, all three applied.  

Hello all,I just closed on my primary residence with an FHA loan so I am not able to house hack since I am obligated to live in the residence for a year.

If you're not resident in Japan, you can't borrow from Japanese banks, and so that's out the window. 

My plan was to keep the condo as my residence, but after a year, refinance to fund a down payment on a multi-family property, either out of state or in the surrounding NY area.

I figure if the equity we have cash flows better than similar equity in a single family residence in Utah would, then we should consider this AITD as a serious option.

I encourage you to interview property managers to determine what their approach looks like when managing properties for an investor who does not reside in the market where the property is located.