If anyone has any experience with this, how can I remove my ex husband from this mortgage loan and still keep the loan terms the same by not refinancing it?

Some/many lenders don't like a 2nd mortgage behind their first (like the skin in the game), however there are both bridge or permanent financing options out there allowing you to leverage anywhere from 90% CLTV - 100% CLTV, but don't expect good terms...

The answer is based on your goals.Short-term goals are tough. 

There are only 2 ways, as I see it in the current market, to get actual income/cash flow from a rental property - a paid off long term/mid term property or a well bought short term or rent by the room rental.

A construction-to-perm loan could work if you plan to hold the multifamily long-term, and depending on your market, there may be incentives for multifamily development.

Hi Evan from Sayville, NY-You asked about whether a lender would pay real estate commissions and closing costs with a short sale.I negotiated a lot of short sales after the Great Financial Crisis.Short sales are similar to dealing with a bank owned property accept the bank is trying to avoid taking it back so the terms, specifically an acceptable purchase price, have to be negotiated.The thing I found that was important to negotiate was the lender agreeing to settle without further recourse for the seller.

If I were in your position, I would buy a duplex that has potential for value add, fix it up, live in one unit and rent out the other unit as a medium term rental or long term rental.

Our market is still great, great pricing, and a solid opportunity to acquire off-markets as i work with wholesale partners, but a very savvy agent that can negotiate well for STR or long term rentals and great with understanding the best possible options for an investment property. 

Or you can go a DSCR route (sometimes with no seasoning) but the terms suck.

If you have scorable US credit, you'll get better terms.