Small shop brokers that have access to multiple programs so that they aren't beholden to one or just a few loan programs will typically get the most competitive product for the borrower. 

Follow all safety requirements your Insurance Company plus city and county require.This usually includes childproof access and alarms.

Might have indeed had $1.3 million and still working for the man, and a pot of $$ that I still couldn’t access without the gubmit telling me when, how, and how much. 

We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

Maybe an outside the box idea would be to try to force some equity by making some improvements in the house you live in.

Also, check out if there’s any new development or improvements happening nearby, as that can boost property values.

Nothing illegal about doing that, but if caught, the lender may call the loan due and if you don't correct the situation or pay the loan off, they willstart mortgage foreclosure.3) You could also go the HELOC route to tap the equity in the home, but the 12-month owner-occupancy will also apply AND the interest rate on the HELOC will fluctuate with the Fed Fund Rate.4) You could do a cashout refi as an investment property, but that will be at an interest rate 0.5-1% higher than owner-occupied rate.Suggest you meet with 2-3 lenders to explore your options about the above.Once you have access to funds, recommend you buy a 2-4 unit with 20-25% down. - You can buy owner-occupied, live in one unit, and fix up and rent the other unit(s).- If you're handy, recommend buying a property in the worst condition you can tolerate.

Access to Opportunity Zones7.

One way would be to get the real estate under contract, then bring an experienced partner in who also has access to capital, and stay in the deal as a minority equity partner.

Analyze deals, build your network, and educate yourself constantly.If you have access to unique resources (like a VA loan, FHA Loan, or 401K), use them to your advantage!