I've seen some people house hack a single family home by renting out the rooms, but keep in mind that traditional lenders would not be able to use the income from renting out the rooms (known as boarder income) towards additional income on the application.

Full Disclosure is Required for Non-Accredited InvestorsIf any non-accredited investors participate in your deal, you must provide them with detailed disclosure documents.The SEC states:“[The company] must give any non-accredited investors disclosure documents that generally contain the same type of information as provided in registered offerings.”This is where having a Private Placement Memorandum (PPM) and Subscription Agreement becomes absolutely necessary.A PPM outlines:✅ The risks of the investment✅ The structure of the deal✅ The terms and conditions✅ The use of fundsA Subscription Agreement ensures:✅ Investors acknowledge they understand the risks✅ They meet SEC requirements✅ They legally commit their capital🚨 Not providing these documents could leave you vulnerable to investor lawsuits.4.

I self manage, have a cleaner but I also sometimes turn the unit myself.

I have no personal experience with them but they are the only company I know of that are built more for self managers and small portfolios. 

-Personally, I self-manage all of my rentals, all on mtm leases.

For example we do self storage.  

If you are self-employed and do not report much income, you may also want to look at other NOnQM programs such as a Bank Statement Loan or P&L Only Loan.

You'll never convince a tenant that they are getting a good deal, especially as a self manager, no point in even engaging in those conversations. 

To move forward, determine whether you prefer local or out-of-state investing, cash flow or appreciation, and self-management or hiring a property manager.Good luck!

Embarassing self-reply, but if anyone on the internets stumbles on this one.